77662
Beaumont, Texas

The Beaumont 77662 market is contracting, with the median sale price settling at $182,500 after a 3.9% year-over-year decline. Homes are clearing inventory in 60 days, a moderate absorption rate that indicates neither urgency nor stagnation. The most striking signal is the complete absence of above-list sales—zero percent of transactions closed above asking price in this period, confirming a shift in negotiating leverage away from sellers and suggesting list prices are meeting or exceeding buyer willingness to pay.

This environment favors patient buyers with financing secured and negotiation skills ready. The 60-day market time provides room for inspection contingencies and repair negotiations without competitive pressure. Investors seeking cash-flowing rentals may find acceptable entry points at $182,500, though the negative price trajectory requires underwriting with conservative appreciation assumptions. Sellers face the weakest position, needing realistic pricing from day one since the 0% above-list metric proves overpricing kills deals outright.

The PropIQ score of 45 signals caution rather than crisis, suggesting continued softness without imminent collapse. The price decline trajectory bears monitoring through Q2 2026 to determine if the -3.9% represents a one-time correction or the beginning of sustained depreciation. Buyers should watch for stabilization in days-on-market figures—any drop below 50 days would indicate returning demand, while extension past 75 days would confirm further price discovery ahead.