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City · 113,279 residents · Jefferson County, Texas

Beaumont , Texas

In Beaumont, a typical home is worth $166,400 and typical rent is $1,121 a month. Compared with all of Jefferson County, typical household income is 5% lower and the share of households that own their home is 7 points lower.

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  • Typical home value

    $166,400

    About the same as the county

    41% below Texas

    • Beaumont
    • Jefferson
    • Texas

  • Typical rent

    $1,121a month

    About the same as the county

    20% below Texas

    • Beaumont
    • Jefferson
    • Texas

  • Typical household income

    $56,997a year

    5% below the county

    27% below Texas

    • Beaumont
    • Jefferson
    • Texas

  • Households that own their home

    55%

    7 points below the county

    7 points below Texas

    • Beaumont
    • Jefferson
    • Texas

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$172,183
2.9% more than 12 months ago
Typical rent
$1,287 a month
1.8% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Beaumont is in Jefferson County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Jefferson County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Beaumont apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Vidor, the typical rent is $820: 27% less than in Beaumont ($1,121).

  2. According to Zillow, in the 12 months to September 2026 the typical home value in Beaumont rose 2.9%; in Texas, it fell 1.4%.

  3. Nearby, in Vidor, the typical home value is $131,400: 21% less than in Beaumont ($166,400).

  4. 55% of households in Beaumont own their home, against 63% in Jefferson County.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Beaumont

What homes there are in Beaumont, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Beaumont, but it weighs less than in Jefferson County: 66% against 71%.

Year built

The typical year built in Beaumont is 1978, about the same as in Jefferson County (1978).

By size, homes in Beaumont look like those in Jefferson County: 56% have 3 bedrooms or more.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

By price, most homes in Beaumont sit under the FHA limit for Jefferson County ($541,287): about 97%.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Jefferson County is $1,218: about 56% of rents in Beaumont are below it.

With a mortgage

$1,698 a month

Jefferson County: $1,737 a month

Without a mortgage

$553 a month

Jefferson County: $549 a month

Owners with a mortgage

46%

Jefferson County: 43%

In Beaumont, 46% of owners have a mortgage; their typical cost is $1,698 a month, about the same as in Jefferson County.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Beaumont rose 47% since 2015–2019, less than in Jefferson County (50%).

Much as in Jefferson County, the typical rent in Beaumont rose 29% since 2015–2019.

The typical household income in Beaumont rose 13%: less than home values (+47%) and rent (+29%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBeaumontJefferson CountyTexasUnited States
Rental vacancy 7.0%6.7%7.7%5.5%
Homeowner vacancy 2.0%1.3%1.1%0.9%
More than one person per room 3.7%3.7%4.8%3.4%
People per household 2.462.522.692.53
Drive alone 84%86%71%69%
Carpool 8%8%10%9%
Public transit Unreliable estimate1%1%3%
Walk or bike 2%2%2%3%
Work from home 5%3%14%15%
Other means 2%1%2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in Jefferson County, the rental vacancy rate in Beaumont is 7.0%.

Much as in Jefferson County, 3.7% of households in Beaumont have more than one person per room.

By size, households in Beaumont look like those in Jefferson County: 2.46 people on average.

To get to work, 84% of workers in Beaumont drive alone; in Jefferson County, 86%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Beaumont?

A typical home is tight for the typical income

We start with a typical home in Beaumont, worth $166,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 31% of the typical household income in Beaumont, which is $56,997 a year. For that payment to be 28% of income, a household would need to earn about $62,951 a year.

The calculator's FHA and conventional loan limits are those of all of Jefferson County.

Your numbers

Local data
$

Starts at the typical home value in Beaumont. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,824 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,469

at 7.18% · 30 years

Loan amount
$163,386
Total interest
$235,074
Paid off in
November 2056

Includes $2,810 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,330 a month

  • Tight

    $1,330 to $1,710 a month

    Your payment · 31%

  • Hard

    more than $1,710 a month

Compared with the typical household income in Beaumont ($56,997 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,469
Principal & interest$1,107
Property tax$219
Home insurance$69
FHA mortgage insurance (MIP)$74

You need at least $5,824 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Beaumont and Jefferson County

Beaumont is in Jefferson County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Beaumont's own numbers

Typical home value
$166,400
Typical monthly rent
$1,121
Typical yearly household income
$56,997
Households that own their home
55%
Effective property tax rate
1.58%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Jefferson County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,218
Price change over 5 years (FHFA)
+31%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Jefferson County.

Everything about Jefferson County

Buying

Buying a home in Beaumont

A typical home in Beaumont is worth $166,400: about the same as the county and 41% below Texas. With the typical household income in Beaumont ($56,997 a year), a typical home costs 2.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Beaumont 2.9 years
  • Jefferson 2.8 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Jefferson County

According to FHFA’s house price index, home prices in Jefferson County rose 61% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Jefferson County.

Period County Texas U.S.
Last year (2025) +1.9% +0.8% +2.9%
5 years (2020–2025) +31% +44% +47%
10 years (2015–2025) +61% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Beaumont next to Jefferson County, Texas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Beaumont $166,400
  • Jefferson $169,500
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Beaumont $1,121
  • Jefferson $1,117
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Beaumont $56,997
  • Jefferson $60,026
  • Texas $78,476
  • United States $80,734
See the full table
Beaumont next to Jefferson County and Texas
Measure Beaumont Jefferson County Texas U.S.
Typical home value $166,400 $169,500 $283,800 $332,700
Typical monthly rent $1,121 $1,117 $1,403 $1,413
Typical yearly household income $56,997 $60,026 $78,476 $80,734
Households that own their home 55% 63% 63% 65%
Typical yearly property tax $2,627 $2,600 $4,232 $3,119
Effective property tax rate 1.58% 1.53% 1.49% 0.94%
Renters with high rent for their income 54% 53% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Jefferson County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Beaumont

For a typical $166,400 home in Beaumont, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Beaumont's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,469a month

    Least cash to close
    Down payment
    $5,824
    Cash to close
    $10,816
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $74

  • Conventional, 5% down $1,438a month

    Down payment
    $8,320
    Cash to close
    $13,312
    Rate
    7.18%
    Mortgage insurance
    PMI · $79

  • Conventional, 20% down, no PMI $1,190a month

    Down payment
    $33,280
    Cash to close
    $38,272
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,344a month

    Down payment
    $24,960
    Cash to close
    $29,952
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Beaumont and for Jefferson County.

Property tax

Effective rate in Beaumont

1.58%of the home’s value each year

$2,627 a year for the typical owner in Beaumont.

  • Beaumont 1.58%
  • Jefferson 1.53%
  • Texas 1.49%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Jefferson County

FEMA does not publish these numbers by city: they are for all of Jefferson County.

FEMA’s maps count no homes in the high-risk zone in Jefferson County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Beaumont

Typical rent in Beaumont is $1,121 a month: about the same as the county. In Beaumont, 54% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Jefferson County, by unit size. To pay the 2-bedroom one ($1,218 a month) without spending more than 30% of your income, you would need to earn $23.42 an hour working full time.

HUD fair market rent for all of Jefferson County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $980 $18.85 $39,200
1 bedroom $986 $18.96 $39,440
2 bedrooms $1,218 $23.42 $48,720
3 bedrooms $1,588 $30.54 $63,520
4 bedrooms $1,944 $37.38 $77,760

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Beaumont

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Beaumont has 7 ZIP codes with their own.

For 2 bedrooms it runs from $1,030 in 77705 to $1,410 in 77707.

4 of the 7 are above the fair market rent for Jefferson County ($1,218).

  • 77701 $1,080$1,410
  • 77702 $1,220$1,590
  • 77703 $1,070$1,390
  • 77705 $1,030$1,340
  • 77706 $1,330$1,730
  • 77707 $1,410$1,840
  • 77708 $1,230$1,600

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Beaumont when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Beaumont

HUD lists 38 buildings with rents for lower incomes in Beaumont. These are the largest.

  • Pine Club Apts 5015 Pine St, Beaumont 77703 232 low-income homes · 1 bd: 48 · 2 bd: 112 · 3 bd: 72 · In service since 1996 · For people with disabilities
  • Crossing 3705 E Lucas Dr, Beaumont 77708 150 low-income homes · In service since 2012 · Run by Housing Authority of the City of Beaumont · Average payment: $335 a month · Average wait: 39 months (409) 951-7200
  • Plymouth Village 5080 Helbig Rd, Beaumont 77708 150 low-income homes · For families (409) 892-2532
  • Raintree Towers Apartments 3030 French Rd, Beaumont 77706 150 low-income homes · For older adults (409) 892-0196
  • Starcrest Apts 3255 Elmira St, Beaumont 77705 150 low-income homes · In service since 2002 · For families (409) 842-0743

See all 60 buildings in Jefferson County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Beaumont

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Jefferson County; 1 says it serves in Spanish.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Beaumont

No down payment, repair or rent-help program on our list is for Beaumont or Jefferson County. The ones below are statewide in Texas: they work in Beaumont the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Beaumont

The HUD-approved agencies closest to the center of Beaumont, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Catholic Charities of Southeast Texas

    2780 Eastex Fwy, Beaumont · 1 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (409) 924-4425

  • Tender Loving Care Center for Children, DBA Legacy CDC

    3800 Park Ln, Port Arthur · 17 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (409) 832-2723

  • Keystone Community Development Corporation

    309 W X St, Deer Park · 65 miles away

    • Budget and financial counseling
    • Pre-purchase counseling
    • and 1 more
    (281) 476-3592

Every agency in Jefferson County All counseling agencies in Texas

Help in Spanish near Beaumont

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Beaumont

HUD’s record names them for Beaumont or Jefferson County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Beaumont Public housing and Section 8 vouchers (409) 951-7200

One other authority has an office in Jefferson County: see the list Source: HUD

Cities

Other cities in Jefferson County

These cities are also in Jefferson County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Jefferson County Housing in Texas

Nearby cities

The cities closest to Beaumont, with the typical home value.

Neighboring counties

If Jefferson County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Beaumont.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Beaumont

Short answers with the numbers for Beaumont and all of Jefferson County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Beaumont?

The typical home value in Beaumont is $166,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Jefferson County it is $169,500.

How much does it cost to rent in Beaumont?

Typical rent in Beaumont is $1,121 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Jefferson County is $1,218.

What is the FHA loan limit in Beaumont?

Beaumont uses the FHA limit for all of Jefferson County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Beaumont?

The typical homeowner in Beaumont pays $2,627 a year, according to the U.S. Census Bureau. That is 1.58% of the home’s value; in Jefferson County, the rate is 1.53%.

Where can I find free help to buy or rent in Beaumont?

There are 2 HUD-approved counseling agencies with an office in Jefferson County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).