Texas · 140th largest metro area

Buying a home in Beaumont, Texas

In Beaumont, the median value of owner-occupied homes is $166,400, Jefferson County's effective property tax rate is 1.53%, a purchase mortgage carried a median $8,434 in total loan costs in 2025, and median gross rent is $1,121 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Beaumont home costs, fact by fact

About Beaumont

Beaumont lies in the Beaumont-Port Arthur, TX metro area, home to 398,733 people and ranked 140th among US metro areas. Owners occupy 55.3% of the homes in this city.

Reading the Beaumont figures

Among the 45 Texas cities on Payotte, Beaumont is a lower-value market. Owners estimate $166,400, against $318,100 for the state. Wichita Falls is close at $156,800, with Brownsville lower still at $139,900. On the higher side the nearer comparisons are Corpus Christi ($210,400), then Lubbock ($212,400), while Dallas, at $320,700, shows how far the Texas range runs.

Ownership is moderate. A share of 55.3% of households own, between Edinburg (53.3%), Abilene (56.1%), and far above Dallas (42.4%). Rent follows the same low-price pattern: $1,121 a month, against $1,157 in Abilene, $1,153 in San Angelo or $1,292 in Corpus Christi. The HUD reference for the Beaumont-Port Arthur metro runs higher than the local median, at $1,218 for a 2-bedroom and $1,588 for a bigger home. It is a benchmark, not a market median, so actual leases may differ.

The county tax is where low home values stop helping. Jefferson County's effective levy is 1.53%, giving a median yearly bill of $2,600 where homes are valued around $169,500. The dollar amount is modest, but the rate is not small, so a buyer should price the tax into the monthly payment instead of assuming a lower-priced house means a negligible bill. Closing costs are the other fixed item. In the 2025 HMDA data, 1,480 loans in Jefferson County had a median cost of $8,434, with the typical spread between $6,171 and $10,966. On a home valued near $166,400, that median is a heavy upfront charge relative to the price, which is why written lender estimates deserve a close read. One more comparison helps. El Paso reports owner estimates of $184,500 with rent at $1,073, whereas Beaumont's owners sit at $166,400 with rent at $1,121, so owning costs less here even though renting does not. McAllen, with $190,400 and $1,049, shows a similar price level and yet another rent. Values are owners' estimates, not recorded sale prices, so a particular listing can sit above or below these figures. Put together, a renter pays $1,121 a month, while an owner adds the yearly county tax of $2,600 plus the upfront loan costs to the mortgage payment. Within the lowest-value cities, Wichita Falls reports a rent of $1,022 with 56.4% owners, while Brownsville shows $923 with 61.7%. Beaumont's rent of $1,121 is higher than both even though its median value of $166,400 lies between theirs, which hints that rent here is not simply a function of price. Anyone comparing these cities should look at the tax and loan costs of each county before the rent, since those figures move the true monthly cost.

Calculate for Texas

If you buy

Texas state transfer tax

Texas has no real estate transfer tax. Change the price: the amount is recalculated instantly.

Price$318,100
State transfer tax$0
Share of the price—

Default price: the Texas median value of owner-occupied homes, $318,100 (Census ACS 2025). Rule: No transfer tax exists. Buyers pay county recording fees and a state-set title insurance premium. Who pays: No transfer tax to assign. Recording fees and the title insurance premium appear on the closing statement. Not included: county and city transfer taxes, recording fees, title insurance and lender charges. Texas transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Texas state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Beaumont

How much is property tax in Beaumont?

Homeowners in Jefferson County pay a median $2,600 a year in property tax, 1.53% of the county median home value of $169,500 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Beaumont?

Home-purchase mortgages in Jefferson County carried median total loan costs of $8,434 in 2025; half of the 1,480 loans fell between $6,171 and $10,966 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Beaumont?

Texas has no real estate transfer tax. Article VIII, Section 29 of the Texas Constitution, added November 3, 2015, says no law enacted after January 1, 2016 may impose a transfer tax on a transaction that conveys fee simple title to real property.

Is it cheaper to rent or buy in Beaumont?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Beaumont ($166,400) equals 12.4 years of the median gross rent ($1,121 a month), both from Census ACS 2020-2024.

What natural hazards affect home insurance in Beaumont?

Across Texas, the main hazards for home insurance are flood, tornado, wind and hail, and the insurer of last resort is Texas FAIR Plan Association (TFPA). Texas gets more tornadoes than any other state, according to the Texas Department of Insurance; on the coast, windstorm coverage comes from a separate policy, often from TWIA, in 14 coastal counties plus part of Harris County.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Texas rules that apply in Beaumont

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Sources

Texas · All states · Federal guides