If this is your first house, Beacon Point is a generous place to start and a confusing place to start. Generous, because two national builders are actively selling here and base prices still begin under $300,000 inside a master plan with a Crystal Lagoon. Confusing, because the community carries a Texas City address, a 77539 ZIP code that most people associate with Dickinson, and Dickinson ISD schools, which means almost every assumption a first-time buyer makes about Beacon Point needs checking. Here is what is actually true, and what to pin down before you sign a builder contract.
First, What Are You Actually Comparing?
A first-time buyer at Beacon Point is choosing between two builders with genuinely different products, not between two versions of the same house.
| Coventry Homes at Beacon Point | David Weekley Homes, Retreat Collection | |
|---|---|---|
| Starting price | From $293,990 | From $345,990 to $454,901 |
| Square footage | 1,568 to 2,235 | 1,912 to 3,086 |
| Floor plans offered | 8 (Hill, Wise, Cooke, King, Ellis, Llana, Lynn, Gregg) | 10 |
| Bedrooms and baths | Plan dependent | 3 to 5 bedrooms, 2 to 5 baths |
| Current status | Actively selling, 5 homes available with completions running October through December 2026 | Selling and building |
Builder figures are as published by each builder and change with inventory and incentives.
That roughly $52,000 gap between the two entry points is not simply "nicer house." It is square footage, homesite width and plan library. A first-time buyer whose real constraint is the monthly payment should price the smallest Coventry plan and the smallest Weekley plan side by side, because the cheaper base price does not always win once the tax and insurance lines are added.
The Schools and the ZIP Code Are the Thing to Verify First
This is the single most useful fact on this page. Beacon Point publishes as Texas City, TX 77539, and Coventry Homes lists its schools as Hughes Road Elementary, Barber Middle School, McAdams Junior High and Dickinson High School, all Dickinson ISD. Some new-home listing sites file parts of the Beacon Point and Lago Mar footprint under La Marque instead. Lago Mar is a very large master plan whose phases bleed across the Texas City, La Marque and Dickinson boundaries, so the city on the sign, the ZIP on the mail and the district on the tax bill are three separate questions.
| What to confirm | Where to confirm it | Why a first-time buyer cares |
|---|---|---|
| Assigned campuses | Dickinson ISD directly, for the exact lot and address | Resale value and daily logistics both ride on this, and phase boundaries move |
| City limits and ZIP | Galveston County Appraisal District record for the parcel | Changes the city tax line and your insurance quote |
| MUD rate | The notice to purchaser the builder must provide | Neither builder publishes the MUD rate online. This line can move your payment more than a quarter-point of interest |
| HOA dues | Builder contract and the HOA's own resale certificate | Amenity-rich master plans carry real annual dues |
| Windstorm and flood | An agent's quote from a carrier, before option period ends | Galveston County coastal exposure is priced per address, not per city |
Get the MUD notice and a real insurance quote in your hands during the option period, not at the closing table. First-time buyers are routinely approved on a payment that excludes the MUD and the windstorm premium, then discover the real number three weeks before funding.
The Market You Are Buying Into
Beacon Point sits in the 77539 corridor, so Dickinson's citywide figures are the better read on your resale pool than Texas City's are.
| Measure | Figure | Period and source |
|---|---|---|
| Dickinson median sale price | $289,808, down 3.4 percent year over year | Three months ending August 2026, Redfin |
| Dickinson median days on market | 46 days | Three months ending August 2026, Redfin |
| Dickinson homes sold | 75 | Three months ending August 2026, Redfin |
| Dickinson sale-to-list ratio | 97.2 percent | Three months ending August 2026, Redfin |
| Dickinson price per square foot | $144, down 5.2 percent year over year | Three months ending August 2026, Redfin |
| Galveston County median days on market | 74 days, up from 72 in July, 68 in June, 64 in May and 58 in April | August 2026, Federal Reserve Economic Data |
Read those two days-on-market numbers together, because they tell a story. Dickinson is moving in 46 days while Galveston County overall sits at 74 and has climbed every month since April. Your corridor is currently outperforming the county. For a first-time buyer that cuts two ways: you have real negotiating room on resale inventory, and a 97.2 percent sale-to-list ratio says sellers here are already discounting roughly three percent.
Texas City's own citywide median could not be verified from a current source while this was written, so we are not quoting one. Dickinson's figures are the defensible read for 77539 anyway.
New Build or Resale, Honestly
| Option | Upside | Trade-Off |
|---|---|---|
| Buy the Coventry or Weekley new build | Builder warranty, current energy code, no deferred maintenance, amenities included, and the lowest entry price in the master plan | MUD taxes, HOA dues and a yard you have to install yourself, plus a 2026 completion date you have to wait for |
| Buy a 1990s or 2000s resale in Dickinson or Texas City | Mature trees, bigger lots per dollar, established tax picture, and a seller who is currently taking about three percent off list | Roof, HVAC and plumbing age all land on you, and inspection findings become your negotiation |
| Buy a Beacon Point move-in-ready inventory home | You see the actual house, and builders discount standing inventory hardest at quarter end | No say in finishes, lot or orientation, and the best lots usually sold first |
A first-time buyer with no equity and no cushion should weight the warranty heavily. A $14,000 HVAC replacement in year two is the difference between a good first house and a bad memory.
What a Buyer's Agent Should Actually Do for You Here
Builder sales counselors work for the builder. That is not a criticism, it is their job. Your representation is separate, and at Beacon Point it earns its keep in four specific places: reading the MUD notice out loud so you understand the rate, pricing the Coventry and Weekley entry plans against each other on a true monthly basis, confirming the assigned campus for your exact lot with the district rather than the brochure, and holding the builder to the completion date in writing. None of that costs a first-time buyer anything at closing, and all of it is where first-time deals go wrong.
Why The Mandie McMillan Team, Client for Life, Not "Best Agent"
Mandie McMillan was born and raised in La Marque in 1976, the center of Galveston County, and has spent 50 years here. She is the 2026 Chair of the Texas City-La Marque Chamber of Commerce, after four years on its executive board, and her focus there is the economic development and small business growth of Texas City and La Marque. That is real civic work in the two cities this community sits between, not a tagline.
She has 26 years in the business, licensed since 2000, is a RE/MAX International Hall of Fame inductee and a repeat RE/MAX Chairman's Club and Platinum Club honoree, and carries the SRS and CLHS designations. In 2025 the team closed 75 sides and $22,127,458 in production volume, with Mandie personally at 30 sides and $11,676,748. Spread across six producing agents, that is roughly 12.5 closed sides and $3.7 million each, which means an experienced agent who knows your file rather than a number in a large funnel.
First houses are where lifelong advisor relationships start. If you are looking at Beacon Point at Lago Mar and want someone to read the MUD notice, confirm the school zone and run the real monthly number before you commit, contact The Mandie McMillan Team at RE/MAX Coastal.
