Property Makler
Advanced analytics for residential real estate investing

Beaumont-Port Arthur, TX housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$123	$125	$126	$127	8.8%	1.6%	0.8%	0.8%
Active Listing Count	1,352	1,472	1,644	1,604	28.2%	8.9%	11.7%	-2.4%
Median Days on Market	70	75	77	71	14.8%	7.1%	2.7%	-7.8%
Share of listings with price increase	0.8%	0.6%	0.7%	0.6%
Share of listings with price decrease	17%	17.7%	18.3%	17.6%

* last available value

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

The Beaumont-Port Arthur metropolitan statistical area (MSA) includes Hardin, Jefferson, Orange, and Newton counties in Southeast Texas, near the Louisiana border and about 85 miles east of Houston.
Total population is approximately 398,733 as of 2024 estimates, up from 397,565 in 2020, covering 2,101 square miles with a density of 188 people per square mile.
Principal cities are Beaumont (pop. 115,282) and Port Arthur; smaller communities include Bridge City, Silsbee, West Orange, and others under 10,000 residents.
Key geographic regions: urban core around Beaumont and Port Arthur along the Neches River and Sabine Lake; suburban/rural extensions into Hardin and Orange counties.

Area	City/Town	Population	Density	Income	Quality of Schools	Crime Level	Property Tax (%)	Comments
Jefferson County	Beaumont	115,282	High urban	Median	Fair (GreatSchools 4-7)	Moderate-high	2.5-3%	Industrial hub, petrochemical center
Jefferson County	Port Arthur	53,000+	High urban	Low-median	Below average (3-6)	High	2.8%	Refinery jobs, coastal location
Orange County	West Orange	~3,400	Suburban	Median-high	Good (6-8)	Low-moderate	2.2%	Family-oriented, near Sabine Lake
Orange County	Bridge City	~8,000	Suburban-rural	Median	Average (5-7)	Moderate	2.2%	Bridge to Port Arthur, flood-prone
Hardin County	Silsbee	~6,500	Low rural	Low-median	Fair (4-6)	Low	1.8-2%	Timber area, commuter town
Hardin County	Kountze	~2,000	Low rural	Low	Below average (3-5)	Low	1.8%	County seat, forested
Newton County	None major	14,445 total county	Very low	Low	Fair (4-6)	Low	1.7%	Rural, added 2013, sparse development

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Density estimates based on urban cores vs. rural outskirts; income relative to MSA median household ~$49,875; no local personal income tax (Texas state only).
Schools data from general GreatSchools ranges; crime higher in urban Beaumont/Port Arthur due to industrial poverty pockets.

Median household income $49,875, below Texas average of $59,206; grew 13% from 2014-2017 due to industrial strength.
Per capita income supports blue-collar workforce; poverty higher in Port Arthur/Jefferson County areas.
Education: High school completion above average; associate degrees common from petrochemical training; bachelor's lower than state due to trade focus.
Demographics: 56% White, 24% Black, 18% Hispanic; median age 37.6; labor force 198,173.
Household income rising underscores stable industrial base amid shale boom benefits.

Petrochemical dominant: Energy/mining 14.7% workforce; ExxonMobil (2,000 jobs), Motiva/Valero refineries (2,350 jobs total).
Chemicals largest cluster: 127,863 jobs in 2017, growing steadily.
Construction: 72,728 jobs, tied to industrial expansion.
Advanced materials/utilities: Strong location quotients >1, supporting refining.
Manufacturing (fabricated metal, machinery): Key employers in Golden Triangle region.
Retail/food services smaller; education stable but not leading.

Zoning openness moderate: Industrial zones limit residential in core Beaumont/Port Arthur; rural Hardin/Orange more flexible for single-family.
Regulatory strictness low-moderate: Texas favors development, but flood zones near Neches/Sabine require elevations, slowing builds.
Construction workforce cost low: Local labor from oil trades, but shortages during booms.
Land availability high in rural counties; urban infill challenged by aging stock (169,646 units total).
New permits steady post-hurricanes, driven by energy projects spillover.

Migration in: Net positive from energy jobs; shale boom attracted workers 2010s; slow out-migration from rural Newton.
Growing industries: Petrochemical/chemicals expanding (e.g., Motiva largest U.S. refinery); construction up 18% job growth 2010-2017.
Declining: None major; retail stable, no sharp losses.
Population growth 0.3% annually to 398k; urban pull to Beaumont for amenities.
In-state commuters from Houston/Louisiana border boost suburban demand.

Hurricane/flood risk: Gulf Coast exposure (Ike 2008, Harvey 2017) raises insurance, deters buyers in low-lying Port Arthur/Bridge City.
Industrial pollution: Air quality issues from refineries impact livability, health perceptions in core areas.
Aging infrastructure: Older housing stock in Beaumont needs updates; high vacancy in low-income zones.
Crime/poverty pockets: Urban areas drag appeal despite low rural rates.
Workforce housing gap: Boom times strain supply for mid-skill energy jobs.
School quality variability limits family demand in lower-rated districts.

Area	Appreciation Potential	Risk	Key Drivers
Beaumont urban core	Medium	Medium-high	Job hub, infill redevelopment; crime/flood risk
Port Arthur	Low-medium	High	Refinery stability; high crime, poor schools, coastal floods
West Orange/Bridge City	High	Medium	Suburban appeal, low crime; flood mitigation investments
Hardin County (Silsbee/Kountze)	Medium-high	Low	Commuter growth, cheap land; rural isolation
Orange County rural	Medium	Low-medium	Family migration; energy spillover
Newton County	Low	Low	Sparse pop growth; affordable but limited demand

To view all table columns, please open this table on a laptop or desktop screen.

Appreciation tied to energy resilience; suburban areas outperform urban cores long-term.
Risks highest in flood-prone industrial zones; rural low-risk but slower gains.