National Biscuit Company Carton Making and Printing Plant · Photo: Rolf Müller (User:Rolfmueller) · CC BY-SA 3.0116 homes sold in Beacon in the last year, at a typical $633K
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 Beacon homes are listed.
Every place Beacon 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 Beacon.
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.
9% of Beacon’s sales are condos, at $61K less than a house
96 houses and 10 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 96 sold in 12 months
- Per square foot
- $410NY $316
- Days to sell
- 38
- Sold over asking
- 50%
- Listings with a price cut
- 22%
typical sale · 10 sold in 12 months
- Per square foot
- $384NY $832
- Days to sell
- 107
- Sold over asking
- 20%
- Listings with a price cut
- 38%
Multi-family (2–4 units): 7 sold, typical $771K
Townhouses: 3 sold, typical $447K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2022, at 2.4 times the 2016 price
116 sales in the last year, against 236 in 2021 and a low of 83 in 2012. The typical sale went from $268K in 2016 to $633K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $650K buys in Beacon
Check a listing against what Beacon 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 Beacon are more common than before the pandemic, but half fewer homes come up for sale
We read every month of Beacon’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 May 2026, 116 sales.
If you’re buying in Beacon
- Shop in September. It brings about 20 new listings a month, close to the busiest month, with fewer bidding wars (27% over asking).
- You can negotiate. 22% of listings have cut their price, against 9% before the pandemic.
- Bid near asking. Buyers paid 100.7% of the list price on average; 47% paid over.
- You’ll usually have time. Only 4% of homes go under contract within two weeks; the typical one takes 42 days.
Spring brings both the most homes and the most bidding wars
April has the most new listings (about 22 a month), but May is the most competitive: 40% of May sales close over asking. September offers nearly as much choice with fewer homes bid up (27%). February has the least competition (18%) but only about 12 new listings.
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and hotter than New York
| Beacon now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 47% | 23% | 39% | 41% |
| Gone within two weeksShare of homes under contract within 14 days | 4% | 1% | 4% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 22% | 9% | 8% | 20% |
| Price paid vs. askingAverage sale price ÷ list price | 100.7% | 97.9% | 100.3% | 101% |
| Days to sellMedian days from listing to contract | 42 | 96 | 80 | 41 |
36 homes for sale on a typical day
That’s 50% fewer than in 2017–19 and well under 2020’s 96.
1 in 5 listings has cut its price
22% in the last year, against 9% in 2017–19 and 20% across New York. More sellers are pricing high and coming down.
Since 2019, houses are up 95%, condos 95%
A house typically sold for $636K in the last year (96 sales), a condo for $575K (10).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Beacon ranks 254th of 362 busy New York markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Beacon is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Beacon home costs about $4,193 a month
Price: Beacon’s typical sale, last 12 months. Property tax at Beacon’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 Beacon is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in April
The month with the most choice. December has the fewest, about 7.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $633K home, about $10,680 a year.
Taxes vs. neighborsSchools
The schools grade for Beacon, from test results, graduation and how much students grow.
Schools in BeaconCheck 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.
Fishkill, Newburgh, Balmville, Merritt Park, Gardnertown and Vails Gate sell for less a square foot
The busier markets within 25 miles of Beacon, 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 | |
|---|---|---|---|---|---|
| Newburgh | 134 | $332K | $209 | 30% | 68 |
| Beacon | 116 | $633K | $400 | 47% | 42 |
| Merritt Park | 57 | $605K | $288 | 40% | 51 |
| Gardnertown | 37 | $434K | $260 | 46% | 45 |
| Balmville | 34 | $532K | $249 | 44% | 63 |
| Vails Gate | 33 | $327K | $261 | 30% | 46 |
| Fishkill | 26 | $377K | $346 | 35% | 39 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Beacon, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Beacon. People who follow the town see it, and so do people comparing Beacon with their own town. No commission, no listing fee.
Questions about buying a home in Beacon
What do homes sell for in Beacon, NY?
116 homes sold in the year to May 2026 at a typical $633K, $400 a square foot. Houses sold for about $636K, condos for about $575K.
Is Beacon a buyer’s or seller’s market?
A balanced market: 31 homes were for sale in May 2026 and 6 sold, about 5.2 months of supply. Buyers paid 100.7% of asking on average, and 22% of listings cut their price.
When is the best time to buy in Beacon?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Beacon?
About 1.7% of a home’s value a year. On a $633K home that’s near $10,680.
Where can I see homes for sale in Beacon?
Zillow, Redfin, Realtor.com and Homes.com all carry Beacon’s MLS listings; the search links above open each one filtered to Beacon.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). 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).