A method of converting methanol to a xylene product is achieved by providing a reactor containing a non-steamed, phosphorus-treated ZSM-5-type zeolite catalyst. The catalyst is contacted with a toluene/methanol feed under reactor conditions suitable for the methylation of toluene. Water cofeed is introduced into the reactor during the methylation reaction under conditions that provide substantially no structural aluminum loss of the catalyst from such introduction of water to provide a selectivity for methanol of at least 40%.