Photo: Mr. Matté (if there is an issue with this image, contact me using this image's Commons talk page, my Commons user talk page, or my English Wikipedia user talk page; I'll know about it a lot faster) · CC BY-SA 4.0129 homes sold in Beachwood in the last year, at a typical $485K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Beachwood homes are listed.
Every place Beachwood homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Beachwood.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 100% of Beachwood’s sales, at a typical $463K (year to May 2026)
129 homes sold in the year to September 2026.
typical sale · 131 sold in the year to May 2026
- Per square foot
- $316NJ $331
- Days to sell
- 29
- Sold over asking
- 48%
- Listings with a price cut
- 26%
Fewer homes sell than a decade ago, at 2.4 times the 2016 price
129 sales in the last year, against 216 in 2017 and a low of 81 in 2012. The typical sale went from $205K in 2016 to $485K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $500K buys in Beachwood
Check a listing against what Beachwood homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Beachwood are more common than before the pandemic, but two thirds fewer homes come up for sale
We read every month of Beachwood’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 129 sales.
If you’re buying in Beachwood
- Shop in June. It brings about 24 new listings a month, close to the busiest month, with fewer bidding wars (44% over asking).
- Bid near asking. Buyers paid 100.3% of the list price on average; 48% paid over.
- You’ll usually have time. Only 32% of homes go under contract within two weeks; the typical one takes 26 days.
Summer brings the homes; fall brings the bidding wars
June has the most new listings (about 24 a month), but September is the most competitive: 48% of September sales close over asking. February has the least competition (28%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like New Jersey as a whole
| Beachwood now | 2017–19 | 2021 peak | NJ now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 48% | 25% | 72% | 44% |
| Gone within two weeksShare of homes under contract within 14 days | 32% | 20% | 46% | 30% |
| Price paid vs. askingAverage sale price ÷ list price | 100.3% | 98% | 103.6% | 100.9% |
| Days to sellMedian days from listing to contract | 26 | 47 | 21 | 46 |
18 homes for sale on a typical day
That’s 1.3 times the 2024 low (14), 68% fewer than in 2017–19 and well under 2014’s 96.
Beachwood ranks 161st of 300 busy New Jersey markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Beachwood is in the middle of the pack.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Beachwood home costs about $3,210 a month
Price: Beachwood’s typical sale, last 12 months. Property tax at Beachwood’s 1.7% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Beachwood is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 9.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $485K home, about $8,160 a year.
Taxes vs. neighborsSchools
The schools grade for Beachwood, from test results, graduation and how much students grow.
Schools in BeachwoodTypical commute
The average one-way trip to work for people who live in Beachwood.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Holiday City South, Holiday Heights and Silver Ridge sell for less a square foot
The busier markets within 25 miles of Beachwood, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Beachwood | 129 | $485K | $321 | 48% | 26 |
| Holiday City South | 124 | $352K | $254 | 24% | 33 |
| Holiday Heights | 68 | $371K | $252 | 20% | 46 |
| Silver Ridge | 44 | $283K | $256 | 23% | 47 |
| Island Heights | 32 | $666K | $386 | 33% | 42 |
| South Toms River | 30 | $411K | $328 | 51% | 31 |
| Ocean Gate | 28 | $436K | $384 | 26% | 30 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Beachwood, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Beachwood. People who follow the town see it, and so do people comparing Beachwood with their own town. No commission, no listing fee.
Questions about buying a home in Beachwood
What do homes sell for in Beachwood, NJ?
129 homes sold in the year to September 2026 at a typical $485K, $321 a square foot.
Is Beachwood a buyer’s or seller’s market?
A seller’s market: 20 homes were for sale in September 2026 and 13 sold, about 1.5 months of supply. Buyers paid 100.3% of asking on average.
When is the best time to buy in Beachwood?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Beachwood?
About 1.7% of a home’s value a year. On a $485K home that’s near $8,160.
Where can I see homes for sale in Beachwood?
Zillow, Redfin, Realtor.com and Homes.com all carry Beachwood’s MLS listings; the search links above open each one filtered to Beachwood.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).