Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Beaumont right now.
You have the upper hand in Beaumont. Most homes for sale still have no buyer. Sellers are competing for you. Use it.
Only 22 out of every 100 homes for sale have found a buyer. The other 78 are still waiting. Your offer may be the only one on the table. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.
A typical Beaumont home takes 61 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 519 homes for sale in Beaumont. That is 1.6 times the tightest month on record, but below the peak of 605. Supply is shrinking against last year.
Asking prices are 16.2% below their Jun 2023 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Beaumont prices have risen in 80 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.
Yes, if you negotiate. Buyers have the upper hand in Beaumont right now. 0.22 out of every 100 homes for sale have a buyer, 18% of sellers have cut their price, and a typical home takes 61 days to sell.
Asking prices are 16.2% below their Jun 2023 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.
+1.2%/yr. 1 year: -2.4% · 5 years: +1.2% · ten years: +4.0%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what Beaumont does without one. Underwrite closer to +1.2%. Measure growth per square foot, not on the median. The median moves when the mix of listed homes moves. Your house does not. The one-year rate is a timing signal. It is not an underwriting input.
A typical Beaumont home takes 61 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.
77701. Only 9 out of 100 homes there have a buyer, 27% have cut their price, and a typical home takes 79 days to sell.
Where it isn't: 77702 ranks #6,328 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 77702 is on both lists. That is rare. It is the one place in Beaumont where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 77713 | +9.3% | $160 | 0.20 | 88 |
| 77702 | +2.9% | $95 | 0.13 | 16 |
| 77705 | +0.5% | $128 | 0.26 | 85 |
| 77706 | +0.0% | $122 | 0.22 | 159 |
| 77707 | -3.9% | $123 | 0.27 | 80 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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