The story of this market
The typical home in ZIP 77585 sells for about $175,000, or $115 per square foot.
Prices are down 2.1% from a year ago, which gives buyers more room to negotiate. Homes take about 88 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,150 a month.
ZIP 77585 — Saratoga
The housing market in 77585 is characterized by low inventory and slow turnover, reflecting its rural nature and distance from major employment centers. Prices have softened slightly year-over-year, and the high poverty rate and long commute times continue to act as headwinds for residential growth. The market remains stable but lacks the momentum seen in more urbanized parts of the Beaumont-Port Arthur region.
This ZIP is best suited for those seeking rural living, affordability, and proximity to the Big Thicket, rather than commuters or those requiring immediate access to urban amenities.
Median prices moved down 2.1% year over year.
Homes spend a median of 88 days on market with 6.5 months of supply — a slower-moving market.
15% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 7.8% · poverty 53.1% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 77585, Hardin County TX
Not determinable at the ZIP level; regional crime rates in the Beaumont-Port Arthur area are generally higher than the national average.
Schools serving the Saratoga area are part of the Hardin-Jefferson Independent School District, which generally maintains a stable reputation within the rural regional context.
The area is subject to significant hurricane and tropical storm wind risks, as well as potential localized flooding common to the Southeast Texas coastal plain.
Economic momentum is largely tied to the broader Beaumont-Port Arthur industrial and petrochemical corridor, with limited new residential development occurring within the immediate Saratoga ZIP.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00).
Commutes are long, often exceeding 50 minutes, as residents typically travel toward Beaumont or other regional employment hubs for work.
Recreation is primarily rural, featuring access to the Big Thicket National Preserve and local outdoor activities; limited commercial shopping and dining are available within a 3-mile radius.
The rental market is thin with limited inventory, primarily consisting of single-family homes; vacancy pressure is low due to the small housing stock.
The local economy is heavily influenced by the petrochemical and industrial sectors of the Beaumont-Port Arthur metropolitan area.
Transportation is entirely dependent on private vehicles, with no public transit infrastructure serving this rural area.
There are no major large-scale residential or commercial developments currently approved or under construction in this ZIP.
The Hardin County Appraisal District manages property assessments for the area.
Parcels are subject to Hardin-Jefferson ISD taxes and various county-level special districts.
Property insurance premiums are high and rising due to the area's vulnerability to hurricane-force winds and flood events.
Texas is a non-judicial foreclosure state with relatively fast timelines for lenders.
Texas law requires sellers to provide a standard Seller's Disclosure Notice regarding the condition of the property.
Data retrieved from Census Reporter and ACS 2024 5-year profiles for ZCTA 77585.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- The Retreat at Artesian Lakes4.318.3 mi
- Big Thicket National Preserve4.712.6 mi
- Big Thicket National Preserve4.712.6 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
A major regional nature preserve offering hiking, birding, and outdoor recreation.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.