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Beaumont Hard Money and Investor Loans

Your Jefferson County tax bill stacks a drainage district on a navigation district.

USA Mortgage funds investors across Beaumont and Port Arthur. Re-roofs here can need a windstorm certificate. School tax rates change from town to town. Business-purpose loans only, on investment property.

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Second Mortgage

A second mortgage on your Beaumont rental, first mortgage kept.

A fixed-rate second lien on a Beaumont or Port Arthur rental, first mortgage left in place. $50K to $1M, up to 80% CLTV. Business purpose only.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

Three counties, three tax stacks

Beaumont, Port Arthur and Nederland are in Jefferson County, Lumberton is in Hardin County, and Vidor and Bridge City are in Orange County, so each carries its own appraisal district and its own rates.

The lowest-priced houses carry the heaviest rate

Jefferson CAD's 2025 combined rate is 2.81% of assessed value in Port Arthur against 2.09% in Nederland, in the same county, and an investor gets no homestead exemption in either.

Wind and flood are their own carry lines

Jefferson County is a TWIA first-tier coastal county, and flood is a separate policy whose CRS discount in a mapped flood zone is 15% in Beaumont, 5% in Port Arthur, and none on FEMA's list for Nederland, Groves or Port Neches.

Loan programs in Beaumont

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in BeaumontFix and Flip in BeaumontRental / DSCR in BeaumontGround-Up Construction in BeaumontCRE Bridge in BeaumontTransactional Funding in BeaumontBank Statement / No-Doc in BeaumontConventional Investment in BeaumontPortfolio Loans in BeaumontCRE Permanent in BeaumontSBA Financing in Beaumont

Beaumont lending questions

Do you lend in Beaumont, Port Arthur and the rest of the Golden Triangle?
Yes, across Jefferson, Hardin and Orange counties. We fund investors in Beaumont, Port Arthur, Nederland, Groves, Port Neches, Bridge City, Vidor and Lumberton. We are a direct, business-purpose lender headquartered in Bee Cave, Texas, and every loan here funds an investment property, never a primary residence. Note the county lines: Lumberton is in Hardin County, and Vidor and Bridge City are in Orange County, Texas, so those three do not share Jefferson County's appraisal district or tax rates. Apply now. Subject to underwriting.
What property tax should I underwrite on a Jefferson County rental or flip?
Underwrite the combined rate for the submarket, with no homestead relief. On Jefferson Central Appraisal District's 2025 combined tables, a Port Arthur property pays 2.810110 per $100 of assessed value, Port Neches 2.587413, Groves 2.494339, Beaumont 2.303981 and Nederland 2.087155. On a $125,000 assessment that is roughly $3,513 a year in Port Arthur against $2,609 in Nederland. The gap is mostly school rate: Port Arthur ISD is 1.270416 and Nederland ISD is 0.898630. Special districts (drainage, navigation and ports) add 0.35 to 0.57 per $100 to every Jefferson stack. Investors get none of the school homestead exemption or the 10% appraisal cap. Hardin and Orange county parcels use their own appraisal districts and rates, so do not borrow these numbers for Lumberton, Vidor or Bridge City. Talk to your CPA about your own position.

Sources: jcad.org

How do windstorm and flood insurance change a Beaumont investment property?
They are two separate carry lines, and the wind one can gate a roof. Jefferson County is one of the 14 first-tier coastal counties in the Texas Windstorm Insurance Association (TWIA) territory, and TWIA says a structure needs a WPI-8 certificate of compliance from the Texas Department of Insurance before it will insure it. TWIA also says a complete re-roof in a designated catastrophe area requires inspection and certification, so confirm the trigger with TDI before you schedule the roof. Flood is a separate policy, and the NFIP discount in a mapped flood zone differs by city: 15% in Beaumont (CRS Class 7), 10% in unincorporated Jefferson County (Class 8), 5% in Port Arthur (Class 9), and none for Nederland, Groves or Port Neches, which are not on FEMA's April 2025 list. The risk is real: Hurricane Harvey dropped 26.03 inches in one day at Beaumont-Port Arthur airport in 2017, and Tropical Storm Imelda damaged or destroyed more than 5,000 homes in the county in 2019. We do not have a county premium figure, so get bound quotes before you close. See DSCR rental loans.

Sources: twia.org, fema.gov

What is driving rental demand around Beaumont, and how long does it last?
Refining and LNG construction, and the construction part has an end date. Motiva's Port Arthur refinery is the largest in the country on a barrels-per-calendar-day basis (656,000, per EIA capacity data as of January 1, 2026), and ExxonMobil's Beaumont refinery is over 630,000 barrels a day after its 2023 expansion. Golden Pass LNG reported first LNG from Train 1 in late March 2026, and Sempra took a final investment decision on Port Arthur LNG Phase 2 in September 2025. The labor picture is mixed: metro nonfarm jobs were 170,100 in July 2026, up 1.6% in a year, with unemployment at 6.1%, up from 5.6%. Jefferson County's population is about 2,600 lower than in 2020 (253,948 against 256,543, Census estimates), and the Dallas Fed attributes part of the metro's loss to completed construction projects. Underwrite rent to the permanent jobs a project leaves behind, not its construction peak.
Do Beaumont and Port Arthur regulate short-term rentals?
Beaumont does: it requires a short-term rental permit. Section 28.04.009 of Beaumont's Code of Ordinances covers rentals of fewer than 30 consecutive days. The permit number must appear in the platform listing, a hotel occupancy tax certificate is required, permits renew annually, and listing without one is subject to fine. We did not verify a permit fee, a density cap or an owner-occupancy rule, so read the city's checklist before you buy for this use. We could not verify the current text of Port Arthur's ordinance, or the posture in Nederland, Groves or Port Neches, and we did not confirm whether either big city runs a long-term rental registration program. Check each city's code for the property you are buying. Short-term rentals are considered under our DSCR program, subject to underwriting.

Sources: beaumonttexas.gov

Serving Beaumont and nearby
BeaumontPort ArthurNederlandGrovesPort NechesBridge CityVidorLumberton
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-09-05.

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