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Buying a home in Beaumont, TX

Quick answer

The typical home in Beaumont, TX is valued around $158,800 (Census ACS). A 3.5% FHA down payment is about $5,558, with an estimated monthly payment near $1,574 at 7.18%. Under the 28% rule you'd need roughly $68,000 a year. Jefferson County's 2026 FHA limit is $541,287.

By Purchase Mortgage Loan Editorial Team Checked against official sources per our editorial standardsData last updated

With about 113,710 residents, Beaumont is a sizable Texas city, and its median home value of $158,800 is below the Texas median of $260,400. Homes here cost about 2.8× the median household income — relatively affordable by national standards. Lower prices mean FHA and USDA-style budgets go further here.

How much does it cost to buy a typical home in Beaumont?

ScenarioDown paymentEst. monthly paymentIncome needed (28% / 36%)
FHA, 3.5% down$5,558$1,574$68,000 / $53,000
Conventional, 20% down$31,760$1,308$57,000 / $44,000

Estimates use the Census median home value, a 30-year rate (see below), Texas's 1.58% effective property tax rate, $2,864/yr insurance (NAIC state average) and FHA mortgage insurance.

Rate assumption: 7.18% (Freddie Mac PMMS 30-year fixed average, week of November 5, 2026). Change it in the payment calculator.

What are the 2026 loan limits for Beaumont?

Beaumont is in Jefferson County, where the single-family FHA limit is $541,287 (max price ≈ $560,000 with 3.5% down) and the conforming limit is $832,750. Loans above that are jumbo loans.

Is there down payment assistance in Beaumont?

No applicable programs have been verified for this city yet. Check the state housing finance agency for current assistance.

What mortgage options do Beaumont buyers have?

  • Conventional Loan — Not government-backed; as little as 3% down for first-time buyers, PMI removable at 20% equity.
  • FHA Loan — Government-insured; 3.5% down with a 580 credit score and flexible debt-to-income rules.
  • VA Loan — For eligible veterans, service members and surviving spouses: 0% down and no monthly mortgage insurance.
  • USDA Loan — 0% down for moderate-income buyers in eligible rural and suburban areas.
  • Jumbo Loan — For loan amounts above the conforming limit; usually 10–20% down and 700+ credit.
  • First-Time Home Buyer Loans — Low-down-payment loans plus state assistance programs designed for first-time buyers.
  • Self-Employed Mortgage — Options for business owners and 1099 earners, including tax-return and bank-statement loans.
  • DSCR Purchase Loan — Investment-property loans qualified on the rental income of the property, not personal income.
  • New Construction Home Loans — Financing for a newly built home from a builder, or for building your own with a construction-to-permanent loan.

Home loan options in Beaumont

How much will I pay in property taxes in Beaumont?

Homeowners in Texas pay a median of $4,111 a year in property taxes — an effective rate of about 1.58% of the median home value, among the highest in the country, so taxes are a major part of the monthly payment (Census ACS). Actual rates vary by county and municipality. Ask your agent for the specific property's tax history.

Nearby cities (Jefferson County first)

Port ArthurNederlandGrovesPort NechesHoustonSan AntonioDallasAustinFort WorthEl Paso

Beaumont home buying FAQs

Possibly. Check Texas Dept. of Housing and Community Affairs (TDHCA) & TSAHC and your city or county housing department for current programs.

Beaumont is in Jefferson County, where the 2026 FHA limit is $541,287 and the conforming limit is $832,750 for a single-family home.

For a home at the $158,800 median with 3.5% FHA down, the estimated payment is $1,574/mo at 7.18%, which needs about $68,000 a year under the 28% rule ($53,000 at 36%).

Sources

Data last updated October 23, 2026.

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Figures on this page are estimates for educational purposes only and are not a loan offer or commitment to lend. Rates, loan limits, fees and assistance programs change frequently and vary by lender, location and borrower profile. Confirm current terms with a licensed loan officer.