Neighborhood · Brushy Creek, TX

Fern Bluff Eviction Risk: Lower

1 census tracts · pop 3,964 · pop-weighted Eviction Risk Score 1.6/10 · range 1.6–1.6

Fern Bluff is a white-asian neighborhood in Brushy Creek with 1 census tract and a population of 3,964 residents. The neighborhood's pop-weighted eviction-risk score of 1.6/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 32% of renters here pay at least 30% of household income on rent, and 9% are severely cost-burdened (≥50% of income). Average gross rent of $2,107/month sits 1% lower than the Brushy Creek citywide average ($2,127).

Risk score

1.6

Lower

1 tracts · population-weighted

Fern Bluff vs Brushy Creek How this neighborhood stacks against the citywide average

% of income on rent

32.2% +23%

Brushy Creek: 26.1%

Average gross rent

$2,107 -1%

Brushy Creek: $2,127

Average HH income

$139,622 +1%

Brushy Creek: $137,630

Poverty rate

9.2% +99%

Brushy Creek: 4.6%

Renter share

22.1% -19%

Brushy Creek: 27.3%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Fern Bluff and the region

Click any tract to drill in · 1 tracts span score 1.6–1.6

Why Fern Bluff scores 1.6

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 5.1–5.1 across tracts

5.1

Local political climate

Parent city governance · Range 5.6–5.6 across tracts

5.6

Rent control risk

32% of income on rent · Range 4.4–4.4 across tracts

4.4

Eviction process difficulty

State notice requirements & court backlog · Range 1.6–1.6 across tracts

1.6

Tenant organizing strength

22% renter households · Range 6.0–6.0 across tracts

6.0

Housing court bias

County bench composition · Range 3.7–3.7 across tracts

3.7

Economic stress

9.2% below poverty line · Range 2.3–2.3 across tracts

2.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 5.8–5.8 across tracts

5.8

Risk score comparison

Fern Bluff vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Fern Bluff

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48491020515	1.6	3,964	32%	$2,107

Social Vulnerability Index

CDC SVI percentile: 22

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 30%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 19%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 64%ile

Hispanic + non-white share of population

Housing & transport 19%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Frequently asked

About Fern Bluff

What is the eviction-risk score for Fern Bluff?

Fern Bluff scores 1.6/10 (Lower tier) across 1 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.

How does Fern Bluff compare to Brushy Creek overall?

Fern Bluff scores 0.4 points lower than Brushy Creek overall (2/10). Renters spend 32% of income on rent vs 26% citywide. Average rent: $2,107 vs $2,127.

What is the average rent in Fern Bluff?

Average gross rent in Fern Bluff is $2,107/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 32% of renter households are cost-burdened.

What percentage of Fern Bluff residents are renters?

22% of Fern Bluff households are renter-occupied (vs 27% in Brushy Creek). The neighborhood has 3,964 residents.

Is Fern Bluff a high social-vulnerability area?

Fern Bluff sits in the 22nd percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Fern Bluff for landlords?

Fern Bluff carries a lower-tier eviction-risk profile for landlords (1.6/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Brushy Creek as a whole (2/10), this neighborhood is lower-risk.

What is the demographic breakdown of Fern Bluff?

Fern Bluff has 3,949 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (51.2%), Asian (non-Hispanic) (20.4%), Hispanic / Latino (18.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Fern Bluff

1.6 Highland Horizon 3 tracts · pop 16,205 2.3 Avery Ranch 3 tracts · pop 13,520 2.7 Rubio 2 tracts · pop 7,893 2.7 Robinson Ranch 2 tracts · pop 11,880 2.3 South Creek 2 tracts · pop 11,410 1.8 Villages of Chandler Creek 2 tracts · pop 7,561

Sibling neighborhoods

Other neighborhoods inside Brushy Creek

Same parent city, ranked by score similarity to Fern Bluff.

1.5 Highland Horizon 3 tracts · pop 16,205 1.1 Stone Canyon 1 tracts · pop 4,257

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