What to know before you move: cost, market timing, who it fits.
If you're considering a move to Beacon, NY, the most important variables are the local housing market, the cost structure (taxes, insurance, utilities), and how well the city fits your day-to-day life. This page summarizes the housing market read; pair it with the cost of living page for the full picture.
Beacon is a city in Dutchess County, New York, with an estimated population of 15,292. It anchors the Poughkeepsie-Newburgh-Middletown metro area. The population has grown 2.7% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Beacon is $546,083 as of 2026-04, up 5.8% over the last 12 months. Over the last five years, home values have averaged +6.9% annual growth, with prices at or near the 5-year peak. Rents in Beacon average $2,610 per month, up 10.7% year-over-year. The composite momentum score is 82 of 100 (Hot). Buyers should expect competition and limited negotiation room in this market.
Prices are still moving up (+5.8% YoY). Inventory tends to be tight in 'Hot' markets — buyers should expect competition and limited negotiation room.
Reasons people move here
- People are voting with their feet: population growing 2.7% per year since 2020 — that's faster than ~80% of US cities.
- Healthy 5-year run: +6.9% annualized over 5 years, outpacing US inflation.
- Quiet strength: +5.8% over the trailing year — not a melt-up, but the market is bid.
- Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.
Things to know first
- Rental squeeze: rents up 10.7% YoY — tenants face tough renewals. Affordability deteriorating fast.
- Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.
More about Beacon
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.