Neighborhood in Beaumont, Jefferson County

Living in Bor-ley Heights, Beaumont

D+

10th of 23areas in Beaumont
Overall score 29 of 100 vs Texas neighborhoods
Beaumont overall: F

Bor-ley Heights is a neighborhood in Beaumont, TX, home to about 3,500 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 10th of 23 areas we score in Beaumont. It does best on cost of living and worst on schools.

  • Affordable
  • Schools scores low (7 of 100)
  • Health scores low (20 of 100)

Closest everyday places

Grocery store2.5 mi
Pharmacy2.7 mi
Park1.3 mi
Cafe0.8 mi
Restaurant0.9 mi
Gym1.0 mi
Hospital or urgent care1.5 mi
Childcare0.8 mi
Library1.6 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
3,510
Median rent
$1,370
Median home value
$146,000
Household income
$66,100
Average commute
20 min
Homes owned
68%
Loading map

What it's like to live in Bor-ley Heights

Bor-ley Heights is a neighborhood in Beaumont with about 3,500 residents, homes built around 1983, mostly owner-occupied (68%) and 28% of households with children.

Our grade for Bor-ley Heights is D+. That puts it 10th of 23 areas we grade in Beaumont, a city that gets an F overall.

Pros of living in Bor-ley Heights

No clear standouts in our data.

Cons of living in Bor-ley Heights

  • Pricier rent than the city. Median rent is $1,370, 22% higher than the Beaumont median.
  • Lower-rated schools nearby. Only 0 of the 3 closest public schools are rated A or B.
  • Groceries are a drive. The nearest grocery store is about 2.5 miles from the middle of the neighborhood.
  • Natural hazard risk. FEMA rates the risk of hurricanes, tornadoes and wildfires as very high in this part of town.

Bor-ley Heights report card

Each grade compares Bor-ley Heights with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.

  • Cost of living: grade B+

    Median rent $1,370, homes cost 2.2x income.

    79 of 100 vs TX areas

  • Jobs and income: grade D

    Median household income $66,100, 4.4% unemployed.

    24 of 100 vs TX areas

  • Schools: grade F

    Nearby schools average 67 of 100 on the state rating.

    7 of 100 vs TX areas

  • Safety: no grade

    Citywide, 948 violent crimes per 100k, 2,966 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade D+

    Few everyday stores and services within a mile of homes.

    26 of 100 vs TX areas

  • Getting around: grade B

    Average commute 20 min, 3.3% work from home.

    72 of 100 vs TX areas

  • Education levels: grade C

    13% have a bachelor’s degree.

    43 of 100 vs TX areas

  • Health: grade D

    14% of adults uninsured.

    20 of 100 vs TX areas

  • Home ownership: grade D

    68% of homes owner-occupied.

    23 of 100 vs TX areas

  • Internet access: grade B-

    95% of homes have broadband.

    59 of 100 vs TX areas

Bor-ley Heights compared with Beaumont

Better than Beaumont

  • Renters paying 30%+ of income on rent: 30%24 points lower than Beaumont (54%)
  • Homes owned by the people living in them: 68%12 points higher than Beaumont (55%)
  • Home value to income: 2.2x25% lower than Beaumont (2.9x)

Worse than Beaumont

  • Adults with a bachelor's degree or higher: 13%12 points lower than Beaumont (25%)
  • Median rent: $1,37022% higher than Beaumont ($1,121)
  • Vacant homes: 16%2 points higher than Beaumont (14%)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • DGuess ElementaryElementary, Beaumont ISD1.4 mi
  • FSmith MiddleMiddle, Beaumont ISD4.7 mi
  • CWest Brook Sr High SchoolHigh, Beaumont ISD5.7 mi

Cost of living in Bor-ley Heights

Median rent in Bor-ley Heights is $1,370 a month, 22% higher than the Beaumont median. A household would need about $55,000 a year to keep that rent at 30% of income.

The median home is worth $146,000, 12% lower than the Beaumont median, which means a monthly payment of about $1,040 with property tax at today's mortgage rates.

MeasureHereBeaumontTexas
Median rent22% higher than Beaumont$1,370$1,121$1,403
Median home value12% lower than Beaumont$146,000$166,400$283,800
Home value to income25% lower than Beaumont2.2x2.9x3.6x
Renters paying 30%+ of income on rent24 points lower than Beaumont30%54%52%
Homes owned by the people living in them12 points higher than Beaumont68%55%63%
Vacant homes2 points higher than Beaumont16%14%9.4%
Median year homes were builtAbout the same as Beaumont198319781992

Monthly cost to buy a median home

$1,040
Mortgage payment
$799
Property tax
$241
Median rent, for comparison
$1,370

Based on a $146,000 home in Bor-ley Heights, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereBeaumontTexas
Median household income16% higher than Beaumont$66,100$56,997$78,476
Unemployment rate2 points lower than Beaumont4.4%6.4%5.3%
People below the poverty lineAbout the same as Beaumont21%21%14%
Adults with a bachelor's degree or higher12 points lower than Beaumont13%25%34%
Average commuteAbout the same as Beaumont20 min20 min27 min
Workers who work from home1 points lower than Beaumont3.3%4.5%14%
Workers who walk, bike or take transit2 points lower than Beaumont0.4%2.1%2.6%
Homes with broadband internet5 points higher than Beaumont95%90%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingLow
  • Coastal floodingHigh
  • HurricanesVery high
  • TornadoesVery high
  • HailModerate
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsModerate
  • Strong windHigh

Who lives in Bor-ley Heights

Under 1826%
18 to 3419%
35 to 6440%
65 and over15%
Race and ethnicity
White43%
Hispanic or Latino12%
Black37%
Asian6.4%
Other or more than one race1.7%

Shown for information only. It is never part of any grade.

Other neighborhoods in Beaumont

  1. 1A+Central BeaumontMedian rent $1,330
  2. 2A-Calder TerraceMedian rent $1,400
  3. 3B-Northwest BeaumontMedian rent $1,320
  4. 4CCalder HighlandsMedian rent $1,220
  5. 5COld TownMedian rent $990
  6. 6C-East BeaumontMedian rent $860
  7. 7C-West BeaumontMedian rent $1,610
  8. 8C-CaldwoodMedian rent $1,280

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. DNortheast KilleenKilleen
  2. C-West MarshallMarshall
  3. C-Central El PasoEl Paso

Questions about Bor-ley Heights

Is Bor-ley Heights a good place to live?

Bor-ley Heights is a neighborhood in Beaumont, TX, home to about 3,500 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 10th of 23 areas we score in Beaumont. It does best on cost of living and worst on schools.

How much does it cost to live in Bor-ley Heights?

Renters in Bor-ley Heights pay a median of $1,370 a month, 22% higher than the Beaumont median. The median home is worth $146,000, 12% lower than the Beaumont median. A median home costs 2.2x the median household income, compared with 2.9x across Beaumont.

What schools serve Bor-ley Heights?

The closest rated public schools are Guess Elementary (elementary, rated D), Smith Middle (middle, rated F) and West Brook Sr High School (high, rated C). School zones can differ from the closest school, so check with the district.

This area is built from 1 Census block group closest to the Bor-ley Heights name on the map, so its edges are approximate. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.