East Texas
Jefferson County
Jefferson County (Beaumont, Port Arthur, and the Southeast Texas coast) offers some of the most attainable prices in the region, and help is available on the up-front cost. Eligible buyers may qualify for TSAHC or TDHCA down payment assistance and the MCC tax credit, often reaching closing with little cash down. TSAHC's 2026 limits in Jefferson County may reach about $155,692 for Home Sweet Texas and $176,451 for Homes for Texas Heroes, at any household size.
Quick Facts
- County seat Beaumont
- Region East Texas
- Population 252,000
- Home Sweet Texas income limit (non-targeted) ~$155,692
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48245
What Buyers Should Know
In Jefferson County, TSAHC’s county income limits may allow household income up to about $155,692 for Home Sweet Texas and $176,451 for Homes for Texas Heroes, at any household size. Many Jefferson County buyers may qualify for at least one TSAHC or TDHCA program; targeted areas are specific census tracts, not whole counties, so ask your lender whether a home’s address falls in one; outside those tracts, the standard income limits and first-time buyer rules apply.
FHA loan limits in Jefferson mirror the Beaumont-Port Arthur baseline. The 2026 conforming loan limit is $832,750 for a 1-unit home. VA loans are uncapped above conforming limits for full-entitlement veterans.
Property tax in Jefferson County averages around 2.66% effective (verify current year at the county appraisal district). The Texas residence homestead exemption shaves $140,000 off school-district appraised value and caps appraised value growth at 10% per year. Filing it is one of the most valuable steps a new homeowner can take. File on or before April 30 of the year following purchase.
Beaumont-Port Arthur Region + Refining Corridor
Jefferson County contains Beaumont (county seat, ~115,000), Port Arthur, Nederland, Groves, Port Neches, and the historic Spindletop oil discovery site. The county anchors the Beaumont-Port Arthur MSA and hosts major refineries (ExxonMobil, Valero, Motiva). Beaumont ISD, Port Arthur ISD, Port Neches-Groves ISD, and Nederland ISD serve the county. Most Jefferson County buyers route through state-level TSAHC and TDHCA programs. Lower AMI than Houston metro means broader access to Home Sweet Texas 80% AMI ceiling.
Income Limits
Jefferson County Down Payment Assistance Income Limits
| Program | Max household income (non-targeted) | Max purchase price |
|---|---|---|
| Home Sweet Texas (TSAHC) | up to ~$155,692 (any household size) | bond DPA or MCC only: up to ~$566,354 |
| Homes for Texas Heroes (TSAHC) | up to ~$176,451 (any household size) | bond DPA or MCC only: up to ~$566,354 |
| My First Texas Home (TDHCA) | up to ~$101,500 (1–2 persons) / ~$116,725 (3+) | up to ~$566,354 |
| My Choice Texas Home (TDHCA) | up to ~$149,090 (conventional) / ~$172,550 (FHA/VA/USDA) | No purchase price limit |
| Figures show approximately how high non-targeted-area limits may reach for the standard above-80%-AMFI tier. TSAHC limits apply at any household size, and Homes for Texas Heroes has a higher limit than Home Sweet Texas; TSAHC's purchase price limit applies to bond-funded assistance and the MCC. My First Texas Home varies by household size and is for first-time buyers using FHA, VA, or USDA loans. My Choice Texas Home adds repeat buyers and conventional financing and has no purchase price limit. Limits may be higher in HUD-targeted census tracts and change periodically, so confirm your county's current figure with a participating lender before applying. | ||
Source: TSAHC county income limits + TDHCA Income & Purchase Price Limits
Loan Limits — Jefferson County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Jefferson County
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Down Payment Assistance in Beaumont, TX
Buying in Beaumont, TX? See how you may get up to ~5% toward a down payment, the 2026 Jefferson County limits, and how you can qualify.
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Port Arthur Down Payment Assistance: 2026 Guide
Port Arthur buyers, including refinery workers, may get up to ~5% of the loan for down payment help via TSAHC and TDHCA. See what you qualify for.
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