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Beaumont, Texas · Jefferson County

Timber Creek at Sienna Trails

Timber Creek at Sienna Trails is a low-income housing tax credit (Section 42) property at 5050 Timber Creek Loop, Beaumont, TX 77708 with 36 apartments. In 2026 a household of four qualifies for a 60% unit here with income up to $52,620, and a 60% two-bedroom can charge at most $1,185 a month in gross rent.

Check whether your household income qualifies

Equal housing opportunity. Fair Housing Act protections apply, and tax credit properties can't turn down a Housing Choice voucher. Report discrimination to HUD at 1‑800‑669‑9777. LIHTC Atlas doesn't own, manage or rent these apartments.

Full fair housing notice

Tax credit properties must follow the Fair Housing Act, which bars discrimination because of race, color, religion, sex, disability, familial status or national origin, and they may not refuse an applicant because the applicant holds a Housing Choice (Section 8) voucher (IRC 42(h)(6)(B)(iv)). Properties HUD lists as senior housing may limit who lives there by age only as the Fair Housing Act's housing-for-older-persons exemption allows. To report housing discrimination, call HUD at 1‑800‑669‑9777.

LIHTC Atlas does not own, manage or rent these apartments and does not take applications. Contact each property's management for availability, rents and income rules. Listings come from HUD's database and may be out of date.

36Apartments
not listedIncome-restricted
not listedPlaced in service
not knownCompliance period ends

Property facts

Address
5050 Timber Creek Loop, Beaumont, TX 77708 (map)
County
Jefferson County
Apartments
36
Census tract (2020)
48245000200
HUD project ID
TXA00000582

Source: HUD's national LIHTC database (LIHTCPUB, revised May 28, 2026; projects placed in service through 2024), as the state allocating agency reported it. HUD lists the property as still monitored for compliance. Contact the property's management for current rents, availability and income rules.

2026 income limits and rents in Jefferson County

To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $36,840 for one person or $52,620 for four at 60% of area median, $30,700 or $43,850 at 50%. HUD's FY2026 median family income for the area (Beaumont-Port Arthur, TX MSA) is $87,700.

Income limits by household size, 2026

Level1 person2 people3 people4 people
50% AMI$30,700$35,100$39,500$43,850
60% AMI$36,840$42,120$47,400$52,620

Maximum gross monthly rent by unit size, 2026

LevelStudio1 BR2 BR3 BR4 BR
50% AMI$767$822$987$1,140$1,272
60% AMI$921$987$1,185$1,368$1,527

Source: HUD FY2026 MTSP income limits (files dated March 27, 2026). Rents are ceilings, gross of the utility allowance for tenant-paid utilities, computed by the IRS Publication 5913 method (30% of the limit for 1 person in a studio or 1.5 people per bedroom, over 12, rounded down); the rent the property charges can be lower. A project's limits can't fall below those of earlier years (IRC 142(d)(2)(E)), so a property already in service may use higher figures. All 2026 limits for Jefferson County, every level from 20% to 80%.

HERA Special limits. Jefferson County is a HUD hold-harmless impacted area, and projects placed in service there by December 31, 2008 use HUD's higher HERA Special limits: $36,900 for one person and $52,680 for four at 60%, with a 60% two-bedroom at up to $1,186. HUD's record has no placed-in-service year, so whether they apply isn't known here.

How long the units stay affordable

HUD's record has no placed-in-service year for this property, so its compliance dates can't be worked out here. The 15-year compliance period starts in the first year of the credit period, and for credits allocated after 1989 an extended use agreement keeps the units restricted for at least 30 years in all (IRC 42(i)(1), 42(h)(6)).

QCT and DDA status

Its 2020 census tract, 48245000200, is not a Qualified Census Tract on HUD's 2027 list. ZIP code 77708 doesn't match a 2027 Small Difficult Development Area ZCTA.

The 2027 lists (HUD, Federal Register Doc. 2026-20390) govern allocations made after 2026, such as a resyndication; the property's original basis boost depended on the lists in force when it received credits. A ZIP code and its ZCTA usually match but not always. Check an exact address with the QCT and DDA lookup.

Other tax credit properties in Beaumont

All 24 properties in Beaumont. Nearby cities: Port Arthur (14), Orange (10), Dayton (5), Baytown (10), Jasper (5), Humble (13).

How tax credit apartments work

Rent in an income-restricted unit is capped by the unit's size, not set by your income, and you qualify if your household earns at or under the unit's limit, usually 50% or 60% of the area median. You can apply with a Housing Choice voucher. How to qualify, step by step.