What do we mean by a neighborhood?
Ä¢¹½ÊÓƵ® uses the official government designation for neighborhoods - the census tract.
Census tracts are small, relatively permanent subdivisions of a county that are defined by the U.S. Census Bureau in conjunction with local authorities all across the country to define real neighborhoods that are bounded to contain areas with homogeneous population characteristics (including economic status, lifestyle, and living conditions). Census tracts usually have 4,000 persons, but can range between 1,500 and 8,000 persons. This is the most fine-grained area for which detailed information is made available from the government, to protect the individual privacy of each of us. Because census tracts are based on population, they vary in size depending on the density of settlement. In urban areas, they are small, and in rural areas they can cover an entire small town or even a few small towns in very rural areas.
Since census tracts are subdivisions of a county, we did a spatial overlay of the census tracts onto city and town boundaries using a geographic information system to properly assign each census tract to its appropriate city or town. Then we named each census tract to the local colloquially recognized neighborhood name for that spot (e.g., Boston, MA (Dorchester). If there was not a name available, we named the census tract by the largest street intersection in the census tract (e.g., Worcester, MA (Lincoln St/Plantation St)
Why we don't use Zip Codes as neighborhoods
Zip codes were developed by the Postal Service for the purpose of delivering mail, but were never intended to define coherent neighborhoods. In addition, Zip Codes can have as many as 10 distinctly different census tracts contained within them. When distinct census tracts are blended together in a single Zip Code, the data reflects their average conditions and often gives a false sense of the area. The result is that potentially great matching neighborhoods can be missed, and erroneous matches can also be produced and delivered to you.
Using census tracts makes great matches possible, and helps people find the areas that are best for them and their families. Because we are committed to providing the highest possible quality and finding the neighborhoods that best meet your criteria, we use census tracts. And, as always, we show you the actual street map of the neighborhood so you know exactly where your best matching neighborhood is located.
What is a Condition Alert?
A condition alert is a condition in the neighborhood that triggers an alert. Ä¢¹½ÊÓƵ contains condition alerts to highlight conditions that are extreme, whether good or bad. This helps answer crucial questions about the state of the neighborhood being evaluated, such as:
What are the risks of violent crime here?
Is the risk of home break-ins or other property crimes increasing?
Does real estate here hold its value?
Are the trends in local vacancies or unemployment concerning?
...and dozens more.
Information at a glance that you need to know to invest, appraise or finance a property.
Las Villas median real estate price is $270,216, which is more expensive than 45.9% of the neighborhoods in Texas and 32.5% of the neighborhoods in the U.S.
The average rental price in Las Villas is currently $1,589, based on Ä¢¹½ÊÓƵ's exclusive analysis. Rents here are currently lower in price than 62.5% of Texas neighborhoods.
Las Villas is a suburban neighborhood (based on population density) located in McAllen, Texas.
Las Villas real estate is primarily made up of small (studio to two bedroom) to medium sized (three or four bedroom) apartment complexes/high-rise apartments and single-family homes. Most of the residential real estate is occupied by a mixture of owners and renters. Many of the residences in the Las Villas neighborhood are newer, built in 2000 or more recently. A number of residences were also built between 1970 and 1999.
Vacant apartments or homes are a major fact of life in Las Villas. The current real estate vacancy rate here is 15.8%. This is higher than the rate of vacancies in 80.9% of all U.S. neighborhoods. In addition, most vacant housing here is vacant year round. This can sometimes be the case in neighborhoods dominated by new construction that is not yet occupied. But often neighborhoods with vacancy rates this high are places that can be plagued by a protracted vacancy problem. If you live here, you may find that a number of buildings in your neighborhood are actually empty.
Notable & Unique Neighborhood Characteristics
Many things matter about a neighborhood, but the first thing most people notice is the way a neighborhood looks and its particular character. For example, one might notice whether the buildings all date from a certain time period or whether shop signs are in multiple languages. This particular neighborhood in McAllen, the Las Villas neighborhood, has some outstanding things about the way it looks and its way of life that are worth highlighting.
Modes of Transportation
Would you like to be able to ride your bike to work? If you are attracted to the idea of getting a little exercise of the two-wheeled type while reducing your carbon footprint, bicycling to work might be the answer. But which neighborhood you live in can make this either impossible, or alternatively, a great and realistic option. Ä¢¹½ÊÓƵ's analysis revealed that the Las Villas neighborhood is a fantastic option for bicycle commuters, as 5.1% of commuters here do ride their bikes to and from work on a daily basis. This is a higher amount than we found in 98.3% of the neighborhoods in America.
Also, our research shows that more people carpool to work here in the Las Villas (26.9%) than in 97.8% of the neighborhoods in America.
People
If you're planning where to retire, the Las Villas neighborhood in McAllen is a great option to consider. According to Ä¢¹½ÊÓƵ's exclusive retirement dream area analysis, it's peaceful and quiet, has above average safety ratings compared to other neighborhoods in TX, offers a wide range of housing options, and has already attracted an enviable mix of college educated seniors. This neighborhood ranks as better for retirement living than 86.1% of the neighborhoods in Texas. If you are considering retiring to Texas, this is a good neighborhood to look at.
Diversity
Did you know that the Las Villas neighborhood has more Mexican ancestry people living in it than nearly any neighborhood in America? It's true! In fact, 73.0% of this neighborhood's residents have Mexican ancestry.
Las Villas is also pretty special linguistically. Significantly, 63.6% of its residents five years old and above primarily speak Spanish at home. This is a higher percentage than 96.4% of all U.S. neighborhoods.
Migration / Stability
Some neighborhoods have more internal cohesiveness than others. While other neighborhoods feel like a collection of strangers who just happen to live near each other. Sometimes this comes down to not only the personalities of the people in a place, but how long people have been together in that neighborhood. Ä¢¹½ÊÓƵ's research has revealed some interesting things about the rootedness of people in the Las Villas neighborhood. In the Las Villas neighborhood, a greater proportion of the residents living here today did not live here five years ago than is found in 97.0% of U.S. Neighborhoods. This neighborhood, more than almost any other in America, has new residents from other areas.
The Neighbors
There are two complementary measures for understanding the income of a neighborhood's residents: the average and the extremes. While a neighborhood may be relatively wealthy overall, it is equally important to understand the rate of people - particularly children - who are living at or below the federal poverty line, which is extremely low income. Some neighborhoods with a lower average income may actually have a lower childhood poverty rate than another with a higher average income, and this helps us understand the conditions and character of a neighborhood.
The neighbors in the Las Villas neighborhood in McAllen are lower-middle income, making it a below average income neighborhood. Ä¢¹½ÊÓƵ's research shows that this neighborhood has an income lower than 78.3% of U.S. neighborhoods. With 24.1% of the children here below the federal poverty line, this neighborhood has a higher rate of childhood poverty than 75.1% of U.S. neighborhoods.
What we choose to do for a living reflects who we are. Each neighborhood has a different mix of occupations represented, and together these tell you about the neighborhood and help you understand if this neighborhood may fit your lifestyle.
In the Las Villas neighborhood, 41.9% of the working population is employed in executive, management, and professional occupations. The second most important occupational group in this neighborhood is sales and service jobs, from major sales accounts, to working in fast food restaurants, with 33.6% of the residents employed. Other residents here are employed in clerical, assistant, and tech support occupations (15.4%), and 9.0% in manufacturing and laborer occupations.
Languages
The most common language spoken in the Las Villas neighborhood is Spanish, spoken by 63.6% of households. Some people also speak English (34.3%).
Ethnicity / Ancestry
Culture is the shared learned behavior of peoples. Undeniably, different ethnicities and ancestries have different cultural traditions, and as a result, neighborhoods with concentrations of residents of one or another ethnicities or ancestries will express those cultures. It is what makes the North End in Boston so fun to visit for the Italian restaurants, bakeries, culture, and charm, and similarly, why people enjoy visiting Chinatown in San Francisco.
In the Las Villas neighborhood in McAllen, TX, residents most commonly identify their ethnicity or ancestry as Mexican (73.0%). There are also a number of people of Puerto Rican ancestry (6.2%), and residents who report German roots (4.1%), and some of the residents are also of Irish ancestry (3.8%), along with some English ancestry residents (3.4%), among others. In addition, 22.1% of the residents of this neighborhood were born in another country.
Getting to Work
Even if your neighborhood is walkable, you may still have to drive to your place of work. Some neighborhoods are located where many can get to work in just a few minutes, while others are located such that most residents have a long and arduous commute. The greatest number of commuters in Las Villas neighborhood spend between 15 and 30 minutes commuting one-way to work (50.4% of working residents), which is shorter than the time spent commuting to work for most Americans.
Here most residents (62.7%) drive alone in a private automobile to get to work. In addition, quite a number also carpool with coworkers, friends, or neighbors to get to work (26.9%) and 5.1% of residents also bicycle for their daily commute. In a neighborhood like this, as in most of the nation, many residents find owning a car useful for getting to work.
SCOUT’s patented match algorithm identifies the most similar neighborhoods to a subject location, and quantifies the similarity to the subject location. This allows analysts to identify the most similar neighborhoods in a local market area for appraisals, investments, and research.
The algorithm uses 273 neighborhood conditions, identifies the dominant dimensions underlying the conditions and calculates the similarity. This captures the true culture and character of locations, economic conditions, and trends.
The closer to 100% means the locations are nearly identical. 80% is a very good, but not excellent match, and so forth.
