West End
Desirable, family renters, low vacancy.
Beaumont, TX
Is Beaumont a good place to buy rental property in 2026?
Short answer: yes — for balanced buy-and-hold. Beaumont's median cap rate of about 6.5% (Texas state median) sits near the ~6.5% national median, with typical rent at $1,103–$1,446/mo and Texas property tax near 1.68%.
Beaumont anchors the Golden Triangle — refining and petrochemical employment with low prices and healthy rent ratios.
Beaumont market snapshot
Balanced marketMid-range cap rates — cash flow and appreciation are both realistically on the table.
Typical cap rate
6.5%
Texas state median
Typical rent
$1,103–$1,446/mo
HUD FMR · 2–3BR · 2026
Typical price
$150,000–$230,000
est., all-in
Property tax
1.68%
Texas effective
Rent is HUD Fair Market Rent where available, otherwise a market estimate; price is a market estimate. Cap-rate and tax are the defaults TrueCap applies — enter a specific address for exact, auto-filled numbers.
Sources & methodology. These are screening defaults and market estimates — not an appraisal, and not financial, tax, or legal advice. Verify rents, taxes, insurance, and local landlord/tenant law against the county assessor and your state's landlord-tenant statute before relying on them.
Data: HUD Fair Market Rent · FRED 30-yr mortgage rate · Tax Foundation (property tax) · Updated July 2026
Metro-level estimates — precision is lower at the neighborhood and parcel level; pull a specific address for exact, auto-filled figures. Reviewed by the TrueCap team. See our full methodology.
What rents actually look like in Beaumont
One number never tells the story — HUD publishes ZIP-level Small Area Fair Market Rents for the Beaumont-Port Arthur, TX metro area, the metro-wide FMR region that includes Beaumont, and the spread across its ZIP codes is where deals are won or lost. Same purchase price, different ZIP, very different rent.
| ZIP code | 2BR rent | 3BR rent |
|---|---|---|
| 77713 | $1,410/mo | $1,850/mo |
| 77707 | $1,230/mo | $1,610/mo |
| 77706 | $1,200/mo | $1,570/mo |
| 77651 | $1,150/mo | $1,510/mo |
| 77704 | $1,120/mo | $1,470/mo |
| 77708 | $1,100/mo | $1,440/mo |
| 77632 | $1,090/mo | $1,440/mo |
| 77631 | $1,060/mo | $1,390/mo |
| 77664 | $1,050/mo | $1,320/mo |
| 77519 | $1,030/mo | $1,350/mo |
| 77656 | $1,010/mo | $1,320/mo |
| 77705 | $970/mo | $1,280/mo |
Showing 12 of 43 ZIP codes in the Beaumont-Port Arthur, TX metro area — the HUD FMR region that includes Beaumont — sampled highest to lowest across the rent range. Source: HUD FY2026 Small Area Fair Market Rents. TrueCap auto-fills the exact ZIP-level figure when you enter a Beaumont address.
Why Beaumont works for rental investors
Industrial jobs support steady demand and strong cash-on-cash. Quote Gulf Coast insurance and model Texas taxes.
See the full Texas investing guide — taxes, landlord law & top metros →
Neighborhoods to look at in Beaumont
Mid-County
Nederland/Port Neches; stable, reliable tenants.
Neighborhood notes are starting points, not recommendations — always underwrite the specific property.
Run a Beaumont deal in 60 seconds
Paste a Beaumont address into TrueCap and get cap rate, cash-on-cash, DSCR, cash flow, and a 10-year projection — auto-filled with Texas tax and HUD rent so you start from the right assumptions.
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