77702
Beaumont, Texas

The 77702 ZIP code in Beaumont shows accelerated price appreciation with a median sale price of $194,000, up 33.8% year-over-year as of February 2026. Properties are moving at a moderate pace, averaging 46 days on market, though notably zero percent of homes are selling above list price. This pricing dynamic suggests the sharp annual gains may reflect recovery from a depressed baseline rather than genuine bidding competition in current transactions.

Buyers maintain negotiating leverage despite the double-digit annual appreciation, with no homes commanding premiums over asking prices. This environment favors cost-conscious purchasers willing to make list-price or below offers, particularly investors seeking sub-$200,000 entry points in secondary Texas markets. Sellers who purchased before the recent run-up can capture equity gains, but current list prices appear to represent market ceilings rather than starting points for bidding wars.

The PropIQ score of 55 signals caution, indicating the 33.8% annual gain lacks supporting fundamentals for sustained momentum. The disconnect between steep year-over-year appreciation and zero above-ask sales suggests price discovery is incomplete and correction risk exists. Monitor absorption rates and whether days-on-market extends beyond the current 46-day average, which would confirm softening demand at these elevated price levels.