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Program 04

Ground-Up Construction in Beaumont

Beaumont ground up construction loans for two inspection regimes.

We fund the land and the vertical build up to 70% LTV and 85% of cost, with draws that keep pace with the job. A builder in Jefferson County works under the city's inspections and the state's windstorm program at once, and the state inspections happen during construction. Business-purpose only, and every structure is set in underwriting.

Ground-Up Construction in Beaumont, TX from USA Mortgage
70%
max LTV
85%
of cost
Most states
funding
$5M
max loan

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

We finance both the land and the vertical construction, with a draw schedule built around your timeline. Experienced builders can access higher leverage on cost.

Who it's for
Spec home builders
Developers and operators
Lot purchase or teardown
Build-to-rent strategies
Typical terms
Loan amountUp to $5M
LeverageUp to 70% LTV / 85% LTC
Term12 to 24 months
DrawsPer build schedule
RateFrom 10.00%*
UseSpec or build-to-rent
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

Ground-Up Construction in Beaumont, answered.

What is the windstorm inspection regime, and how does it affect a build schedule?
It is a second inspection system on top of the city's, and it runs during construction. Jefferson County is a first-tier TWIA coastal county. TWIA says a structure needs a WPI-8 certificate of compliance from the Texas Department of Insurance before it will insure it, and TDI issues those certificates and keeps the list of windstorm inspectors. The inspections happen during construction, so they gate the schedule: line up an inspector from TDI's list before you set draw dates, and confirm the current code requirements with TDI directly.

Sources: twia.org, tdi.texas.gov

What do Beaumont and Port Arthur charge in permit and impact fees?
We have not verified either city's fee schedule or review timeline, so we do not quote one. We found no published permit fee schedule, review timeline or impact fee for the City of Beaumont or the City of Port Arthur, and no city or metro permit counts. Get each city's current schedule in writing before you finalize a budget, and ask whether any utility connection or district charge applies to the lot. The TDI windstorm inspections are separate from city permits and have their own cost and appointed-inspector list.
Does the refinery and LNG construction cycle affect a small builder's labor?
It can, because the same skilled trades are in demand at the plants. Port Arthur LNG Phase 1 is stated at 6,000 peak construction jobs and Phase 2, which took a final investment decision in September 2025, at about 2,000 more; Golden Pass LNG reported first LNG from Train 1 in late March 2026. Those job figures are from Port Arthur LNG's own Phase 2 announcement. Competing with a plant for trades is a labor-cost and schedule risk to price into the budget, and the construction peak is temporary by definition.

Sources: portarthurlng.com

What do finished houses sell for in each submarket a spec builder might target?
It ranges from $125,021 in Port Arthur to $283,566 in Lumberton. Zillow's mid-tier values as of July 2026: Port Arthur $125,021, Beaumont $174,566, Bridge City $207,887, Nederland $224,671, Port Neches $247,291, Lumberton $283,566, with Vidor at $181,363 and Groves at $188,990. Build cost has to fit under what the specific submarket pays, which is why lot selection is most of the underwriting. Lumberton is in Hardin County and Vidor and Bridge City are in Orange County, so they sit outside the Jefferson tax stacks.
What district charges and flood history should I check on a lot?
Check drainage, navigation, port and utility districts, and the flood record. In Jefferson County those special districts add 0.35 to 0.57 per $100 to a tax stack. Drainage District 6 covers Beaumont, Bevil Oaks, China, Nome and others; Drainage District 7 covers Port Arthur, Groves, Nederland and Port Neches. Utility districts on the 2025 rate tables include Northwest Forest MUD at 0.544110 and WCID 10 at 0.238596 in Jefferson County, and Lumberton MUD at 0.1969 in Hardin County. Harvey (2017) and Imelda (2019) both flooded the county, so pull the lot's flood zone and city CRS status before you commit.

More Ground-Up Construction questions, answered on the program page

Resources

Guides for Ground-Up Construction

Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide
Fix and Flip · 5 min read
What Is ARV (After-Repair Value) and How Do You Calculate It?
Read the guide
Construction · 5 min read
How Ground-Up Construction Loans Work
Read the guide
Getting Funded · 4 min read
LTV vs LTC: What's the Difference?
Read the guide
Browse all guides
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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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