Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
7.3%
/ 100 outcomes
In court-decided eviction outcomes for Garfield, TX, tenants prevail in roughly 7.3% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
26d
filing → judgment
From the moment an unlawful-detainer notice is filed in Garfield, TX until a money judgment is entered, a contested eviction takes about 26 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$0.9-3.4k
legal + lost rent
A typical eviction in Garfield, TX costs landlords $861 to $3,371 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,744
30% stretched on rent
Average gross rent in Garfield, TX is $1,744 per month per the U.S. Census American Community Survey (5-year 2023). 30% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
16.7%
of households
16.7% of occupied housing units in Garfield, TX are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
8.6%
12.2% unemp.
8.6% of Garfield, TX residents live below the federal poverty line, and unemployment runs at 12.2%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +39.3% (2024)
7.5
Regional political climate
County-weighted neighbor mix
7.5
State political climate
Texas legislature & governorship
1.5
Economic stress
8.6% poverty · 12.2% unemp.
6.9
Supply constraint
$1,744 average · 16.7% renters
3.9
Rent Control risk
29.6% of income on rent
1.0
Eviction process difficulty
26 days filing → judgment
1.2
Tenant organizing strength
16.7% renters
3.9
Housing court bias
County bench composition
1.3
Geographic context
Risk heat across Garfield and the region
Click any city to see its score
How Garfield compares
Risk score vs. peers, county, state, and the U.S.
Rank in Travis County
Very Low
#21of 24 cities
#21 of 24 cities in Travis County for landlord eviction risk.
Rank in Texas
High
#385of 1,841 cities
#385 of 1,841 cities in Texas for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.9
/ 10 · LOW
The verdict
A Low-tier market.
Composite 2.9/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.6 over 50 yr
197620012026
Steady ratchet · no large swings
26d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,744/mo. A contested eviction takes 26 days and costs $861-$3,371 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
16.7%
Renters
The renters
Who you'll be renting to.
Out of 1,926 residents, 16.7% rent. 30% are spending 30%+ income on rent, 8.6% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
7.5
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 7.5 and 7.5 (Dem margin +39.3% (2024)). State climate at 1.5, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
1.5
State politics
The process
Moderate calendar, moderate friction.
State political climate 1.5/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.2, housing court bias 1.3, rent-control risk 1. Standard process speed for the state.
50-yr trendProcess difficulty +-3.8 since '00
197620012026
Court-clerk data lands in the next release.
6.9
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 6.9. Supply constraint: 3.9. The numbers behind those: 8.6% poverty, 12.2% unemployment, 30% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Garfield sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Garfield · 26d · ~$2.1k all-in ($81/day) · score 2.9National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Garfield, Texas, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.9/10 (LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Garfield is a city of 1,926 residents where 16.7% of occupied units are renter-occupied, and the typical renter spends 29.6% of income on rent. At an average rent of $1,744/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Garfield eviction process actually works
Eviction process difficulty here reads 1.2/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Garfield closes 26 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Garfield's timeline is usually the calendar, not the motion practice. Housing court bias scores 1.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Garfield runs $861 to $3,371 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1-2 months' rent is typically the economically rational choice. With 26 days of typical timeline and $1,744/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 3.9/10 in Garfield, and the city has limited rent control exposure (1/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Texas, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Garfield: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Texas's statutory language. Fix those four, and most cases settle or default. Skip them, and a $3,371 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Garfield
Trap · TEXAS
Travis County court applies Texas statute uniformly. Filing fee, notice period, and trial-to-writ timeline are set at the state level. At 4.4/10 local risk, default judgment frequency is typical.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, county-level. Last update 2026-05-01.
In the most recent month, 1,208 eviction cases were filed across the tracker's coverage area, 1.48× the historical baseline (above baseline). Past 12 months: 15,211 filings. Pandemic-era cumulative: 55,314.
1,208Past month
15,211Past 12 months
1.48×vs baseline (past mo)
Notice requirement: at least three days notice (in some cases more). Filing fee: $139 filing fee.
Last 36 months of filings2023-05-01 - 2026-04-01
Filings climbed 6% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Garfield without a reason?
For a month-to-month tenancy, yes, you can terminate with a 30-day notice without needing a specific "just cause" under Texas law, as long as it's not discriminatory or retaliatory. For a fixed-term lease, you generally need a lease violation (like non-payment) to evict before the lease ends.
Q2
How much notice do I need to give for non-payment of rent in Garfield?
You must provide a 3-day pay-or-quit notice before filing an eviction lawsuit for non-payment of rent. This is a strict requirement under Texas law.
Q3
What if my tenant claims my property has issues, can they stop the eviction?
A tenant can raise habitability issues as a defense in court. If they claim the property is unsafe or unhealthy, and you haven't addressed legitimate repair requests, a judge might delay or even deny your eviction. Always address repair requests promptly and document everything.
Q4
Is there rent control in Garfield, TX?
No, Texas has a statewide ban on rent control. Landlords in Garfield are generally free to set market rates for rent and increase them with proper notice, typically 30 days for month-to-month tenants. Our Texas rent control rules page has more information.
Q5
Do I have to accept Section 8 tenants in Garfield?
No, Texas does not have a statewide source-of-income protection law. This means you are not legally required to accept tenants who use housing vouchers like Section 8. You can set your own criteria as long as they are applied consistently and don't discriminate against protected classes.
Q6
What is the fastest way to get a problem tenant out of my Garfield rental?
The fastest legal way is usually to follow the eviction process precisely and without delay. However, consider "cash for keys" if the tenant is willing. Offering them money to move out quickly and cleanly can sometimes be faster and cheaper than a full eviction, even with the payout. This is a common tactic for landlords in Travis County eviction guide and across Texas.
A 2.9/10 places Garfield in the 80th percentile of Texas cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Garfield (2.9/10)
Same risk band nationally · click any city for its full breakdown.
