Submit your fund Get alerts
Historic commercial buildings in downtown Beaumont, Texas
OZ 2.0 tract designated · effective Jan 1, 20271,2,3
City profile · Jefferson County, Texas

Beaumont, Texas

1 designated OZ 2.0 tract lies inside Beaumont on the CDFI Fund final list (sb0682), effective Jan. 1, 2027. Jefferson County has 9 designated tracts; the other 8 are in Port Arthur.

See the Opportunity Zone tract →

Downtown Beaumont · Photo: Reagan Rothenberger, CC BY 3.0 · Wikimedia Commons

112,967Population, 2025 est. (-1.8% since 2020)4PEP V2025 (July 1, 2025 estimate)
$56,997Median household income (TX $78,476)4ACS 2020–2024 5-year
24.9%Adults with bachelor's+ (TX 33.8%)4ACS 2020–2024 5-year
1Designated OZ 2.0 tract inside Beaumont city limits1,2,3
9Designated tracts in Jefferson County (1 in Beaumont, 8 in Port Arthur)1,2
Why Beaumont

The case in 60 seconds

  1. 1 designated tract. Beaumont has 1 designated OZ 2.0 tract, 48245000103, entirely inside the city on the CDFI Fund final list (sb0682). It takes effect Jan. 1, 2027. Jefferson County has 9 designated tracts. The other 8 are in Port Arthur.1,2,3,5,6
  2. Bigner Road, not downtown Main. The Census Geocoder places 5000 Bigner Road, Beaumont, TX 77708 in tract 48245000103. The same geocoder places 801 Main Street in tract 48245011700, which is not on the final list.7
  3. Part of the Texas slate. Texas nominated 608 census tracts statewide (Sep 4, 2026). Treasury designated that slate on the CDFI Fund final list (sb0682).8,1,9
  4. What the Census shows. Beaumont's median household income is $56,997 (TX $78,476), and 21.2% of residents live below the poverty line (TX 13.8%). The median home value is $166,400 (TX $283,800).4
People & growth

Beaumont vs. Texas

Beaumont compared with Texas
MetricBeaumontTexasVintage
Population, 2010 Census118,29625,145,5612010 and 2020 Census
Population, 2020 Census115,28229,145,5052010 and 2020 Census
Population, July 1, 2025 est.112,96731,709,821PEP V2025 (July 1, 2025 estimate)
Change since 2020-1.8%+8.8%PEP V2025 (July 1, 2025 estimate)
Median household income$56,997$78,476ACS 2020–2024 5-year
Per-capita income$32,642$40,752ACS 2020–2024 5-year
Bachelor's or higher, age 25+24.9%33.8%ACS 2020–2024 5-year
Foreign-born11.0%17.6%ACS 2020–2024 5-year
Median home value (owner-occupied)$166,400$283,800ACS 2020–2024 5-year
Median gross rent$1,121$1,403ACS 2020–2024 5-year
Owner-occupied rate55.3%62.6%ACS 2020–2024 5-year
Mean commute20.3 min26.7 minACS 2020–2024 5-year
Persons in poverty21.2%13.8%ACS 2020–2024 5-year

U.S. Census Bureau: ACS 2020–2024 5-year (income, education, housing, commute, poverty), PEP V2025 (July 1, 2025 estimate), 2010 and 2020 Census; pulled from the Census API at build time.4

The Opportunity Zone

Tract 1.03

GEOID 48245000103 · designated · effective Jan 1, 2027 · non-rural (10% step-up) · in a 2018 OZ: no1,2,3

Tract 1.03 outline Open the interactive map →
2,993Population
$24,312Median HH income
$114,400Median home value
53.8%Poverty rate

Poverty rate: Treasury's Sep 2026 eligibility data (ACS 2020–2024 5-year). Other figures: ACS 2022 5-year, as loaded with the Rev. Proc. 2026-14 list.6

Tract details → · Open on the OZ map → · All eligible tracts in Texas →

OZ 2.0 in plain English

Defer. Reduce. Eliminate.

Defer

Roll a capital gain into a Qualified Opportunity Fund within 180 days and defer the federal tax for 5 years.

Reduce

Hold 5 years and get a 10% basis step-up. Tract 1.03 is non-rural; rural funds get 30%.

Eliminate

Hold 10 years and pay zero federal tax on the investment's appreciation.

Model your tax savings → · OZ 2.0 investor timeline · OZ real estate investing

Timeline

From designation to the 10-year exclusion

  1. Sep 4, 2026Texas nominates 608 tracts, including tract 1.039
  2. Nov 5, 2026Treasury published the final list on November 5, 2026 (press release sb0682).9
  3. Jan 1, 2027Designated OZ 2.0 tracts take effect January 1, 2027.9
  4. Jan 1, 2032+First 5-year step-up for investments made in early 2027
  5. Jan 1, 2037+First 10-year exclusion for investments made in early 2027

Texas OZ 2.0 status →

Investor toolkit

Your 180-day deadline

Open 180-day calculator →

Counts the sale date as day 1, like our full tool. K-1, installment and REIT gains can start later. Not tax advice.

Model your tax savings

OZ 2.0 vs pay-now vs 1031, with state tax.

Open calculator →
Check an address / tract → OZ 2.0 designation checker → Form 8996 helper → Form 8997 helper → All OZ tools →

Beaumont Opportunity Zone FAQ

Is Beaumont, Texas in an Opportunity Zone?

Beaumont has 1 designated OZ 2.0 tract, 48245000103, on the CDFI Fund final list (sb0682), effective Jan. 1, 2027. It lies entirely inside the city.

How many Opportunity Zone tracts does Beaumont have?

1 designated tract, 48245000103. Jefferson County has 9 designated tracts; the other 8 are in Port Arthur.

Is the Beaumont tract rural?

No. The CDFI workbook does not flag tract 48245000103 rural, so the standard 10% five-year step-up applies.

How do I check whether a Beaumont address is in the designated tract?

Enter the address in the census tract lookup, or open the map and search GEOID 48245000103. 5000 Bigner Road geocodes into that tract. 801 Main Street does not.

When is the deadline to invest a capital gain?

Generally 180 days from the date of the gain. Use the OZI 180-day deadline tool to find your date.

Sources

  1. 1. Treasury, IRS Announce Opportunity Zones Designations for Over 6,500 Communities Across America (press release sb0682, Nov 5, 2026), U.S. Department of the Treasury: https://home.treasury.gov/news/press-releases/sb0682 (accessed 2026-11-05)
  2. 2. Final OZ 2.0 designations workbook, sheet final_oz2_designations, CDFI Fund: https://www.cdfifund.gov/media/8018881/download?inline (accessed 2026-11-05)
  3. 3. TIGERweb Census 2020 incorporated places and census tracts, U.S. Census Bureau: https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/tigerWMS_Census2020/MapServer (accessed 2026-11-05)
  4. 4. QuickFacts, Beaumont city, Texas (PEP V2025; ACS 2020–2024 5-year; 2010/2020 Census), U.S. Census Bureau: https://www.census.gov/quickfacts/fact/table/beaumontcitytexas,TX/PST045224 (accessed 2026-10-30)
  5. 5. Texas OZ 2.0 Nominations (PDF), Office of the Texas Governor: https://gov.texas.gov/uploads/files/business/Texas_OZ_2.0_Nominations_.pdf (accessed 2026-10-30)
  6. 6. Jefferson County, Texas: Opportunity Zone tracts, OpportunityZoneInvest: https://opportunityzoneinvest.com/zones/texas/jefferson-county/ (accessed 2026-10-30)
  7. 7. Census Geocoder, Public_AR_Current, Census 2020 vintage, U.S. Census Bureau: https://geocoding.geo.census.gov/geocoder/ (accessed 2026-11-05)
  8. 8. Opportunity Zones, Office of the Texas Governor: https://gov.texas.gov/business/page/opportunity-zones (accessed 2026-10-30)
  9. 9. Texas Opportunity Zones 2.0, OpportunityZoneInvest: https://opportunityzoneinvest.com/zones/texas/ (accessed 2026-10-30)

Image credits

Data as of Nov 5, 2026. Census figures: ACS 2020–2024 5-year; PEP V2025 (July 1, 2025 estimate); 2010 and 2020 Census.

Not tax advice. Not an offer to sell securities. Designated OZ 2.0 tracts take effect January 1, 2027.