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.
Quick Facts
- County seat Beaumont
- Region East Texas
- Population 252,000
- TSAHC income limit (non-targeted) ~$124,567
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48245
What Buyers Should Know
Jefferson County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $78,200, with the TSAHC Heroes 115% AMI ceiling reaching ~$89,930. Most Jefferson County buyers qualify for at least one TSAHC or TDHCA program; the county is not designated a HUD targeted area, so the standard income limits and first-time-buyer rules apply.
FHA loan limits in Jefferson mirror the Beaumont-Port Arthur baseline. Conforming limits run $806,500 for 1-unit. 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 $100,000 off school-district appraised value and caps appraised value growth at 10% per year — the single highest-return paperwork move a new homeowner makes. 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 / Homes for Texas Heroes (TSAHC) | up to ~$124,567 (any household size) | up to ~$544,232 |
| My First Texas Home (TDHCA) | up to ~$98,800 (1–2 persons) / ~$113,620 (3+) | up to ~$544,232 |
| My Choice Texas Home (TDHCA) | up to ~$143,480 (conventional) / ~$167,960 (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 applies a single income limit at any household size. 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 — confirm your county's current figure with a participating lender before applying. | ||
Source: TSAHC Income & Purchase Price 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
City pillars for this county are coming soon.