Beaumont, Texas Housing Market

What does a shrinking population mean for Beaumont landlords?

The population in Beaumont's ZIP codes fell 2.3% over five years. 14.3% of homes are vacant, higher than 88% of tracked cities. Households fell 1.8% while the housing stock changed -1.0%. Fewer households means a thinner tenant pool. Budget extra vacancy and buy where renters already concentrate.

What is the fair market rent in Beaumont?

HUD sets one fair market rent for Jefferson County. For fiscal year 2026:

• 1 bedroom: $898 a month. Down 2% on last year, up 36% since FY2016.
• 2 bedrooms: $1,103 a month. Down 1% on last year, up 37% since FY2016.
• 3 bedrooms: $1,446 a month. Down 1% on last year, up 40% since FY2016.
• 4 bedrooms: $1,732 a month. Up 3% on last year, up 57% since FY2016.

The figures include tenant-paid utilities and apply to all of Jefferson County, so one home's rent can sit well above or below them. See fair market rent by city.

Who will rent from you in Beaumont?

In Beaumont, 41 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 42 in 100. Beaumont lost about 1,000 renter households in five years. Renter households average 2.4 people. Two and three bedrooms fit the typical renter.

The median Beaumont household earns $63,701 a year. Incomes here have grown 3.8% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 3.8 times the median income. Locals can afford to buy here. Your exit buyer can be a local family. At 30% of income, a tenant on the median income can pay about $1,593 a month.

To see what one Beaumont address would rent for and cash flow, run it through the app.

How does Beaumont compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 6th cheapest of 77. Beaumont is at $243,295. Closest: Weslaco and Harlingen.
• Time on market: 23rd longest time on market of 77. Beaumont is at a median of 69 days on market. Closest: Pflugerville and Killeen.
• Price cuts: 20th fewest price cuts of 77. Beaumont is at 20% of sellers cutting. Closest: Conroe and Killeen.

Is now a good time to buy in Beaumont?

The median asking price is 18.9% below its Jun 2023 peak. Per square foot the gap is smaller: 7.3% below the Jun 2023 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Beaumont prices have risen in 81 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

What numbers should you underwrite a Beaumont deal with?

• Price growth to assume — +1.2%/yr. Beaumont grew 4.1% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Beaumont grows about 1.2% a year. That is the number to type in. Prices rose 2.8% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 69 days of holding costs, the current median time on market, when you exit or refinance.
• Competition when you exit — -9%. Homes for sale in Beaumont are down 9% on last year, so your resale faces less competition than today's comps did.

Read how population change affects rentals and how we read these numbers, then run the numbers on a deal.

What is the median home price in Beaumont?

The median asking price in Beaumont is about $243,000 as of Sep 2026, up 3.0% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Beaumont figures cover the 12 ZIP codes with a Beaumont mailing address, which can reach past city limits.

Is Beaumont a buyer's or seller's market in 2026?

Buyers have more room in Beaumont than usual. We compare Beaumont with 2017–2019 at this time of year: 20% of sellers have cut their price, against 16% then; listings spend 15% more days on the market; there are 11% more homes for sale.

Are Beaumont home prices going up or down?

The median asking price is 18.9% below its Jun 2023 peak. Per square foot the gap is smaller: 7.3% below the Jun 2023 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

Which Beaumont ZIP code has the most negotiating room?

77707. 23% of sellers there have cut their price, and listings there spend a median 70 days on the market.

What is the best month to buy a house in Beaumont?

Across 9 full years, Beaumont asking prices ran lowest in February, about 2.8% below the year's average. They peaked in June. The most homes for sale show up in August, about 8% above the yearly average.

What is the fair market rent in Beaumont?

HUD's fiscal year 2026 fair market rent for Jefferson County is $1,103 a month for 2 bedrooms and $1,446 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.