East Texas · Texas County

Jefferson County

Jefferson County, Texas (county seat: Beaumont) sits in southeast Texas at the Louisiana border within the Beaumont-Port Arthur MSA. Population approximately 252,000. Beaumont + Port Arthur + Nederland + Groves anchor the urban core. Verified May 19, 2026.

Last verified May 19, 2026

Quick Facts

County seat Beaumont
Region East Texas
Population 252,000
100% AMI (4-person) $78,200 Source: huduser.gov
FHA loan limit $524,225 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.