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City · 14,834 residents · Dutchess County, New York

Beacon , New York

In Beacon, a typical home is worth $471,600 and typical rent is $1,658 a month. Compared with all of Dutchess County, the typical home value is 18% higher, typical household income is 8% higher, and the share of households that own their home is 8 points lower.

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  • Typical home value

    $471,600

    18% above the county

    11% above New York

    • Beacon
    • Dutchess
    • New York

  • Typical rent

    $1,658a month

    5% above the county

    2% above New York

    • Beacon
    • Dutchess
    • New York

  • Typical household income

    $107,859a year

    8% above the county

    25% above New York

    • Beacon
    • Dutchess
    • New York

  • Households that own their home

    61%

    8 points below the county

    7 points above New York

    • Beacon
    • Dutchess
    • New York

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$571,882
6.5% more than 12 months ago
Typical rent
$2,645 a month
11% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Beacon is in Dutchess County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Dutchess County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Beacon apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Newburgh, the typical home value is $247,900: 47% less than in Beacon ($471,600).

  2. The typical home in Beacon is worth $471,600, 18% more than in Dutchess County as a whole ($400,600).

  3. 61% of households in Beacon own their home, against 69% in Dutchess County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Beacon

What homes there are in Beacon, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Beacon, but it weighs less than in Dutchess County: 56% against 63%.

Year built

Homes in Beacon are older: the typical year built is 1957; in Dutchess County, 1971.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,606 a month

Dutchess County: $2,597 a month

Without a mortgage

$1,115 a month

Dutchess County: $1,064 a month

Owners with a mortgage

67%

Dutchess County: 62%

In Beacon, 67% of owners have a mortgage; their typical cost is $2,606 a month, about the same as in Dutchess County.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Beacon gained value faster than in Dutchess County: 69% against 42%.

Rents in Beacon rose more slowly than in Dutchess County: 25% since 2015–2019, against 30%.

The typical household income in Beacon rose 52% over that time; home values changed +69% and rent +25%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBeaconDutchess CountyNew YorkUnited States
Rental vacancy Unreliable estimate3.6%3.8%5.5%
Homeowner vacancy Unreliable estimate0.4%1.1%0.9%
More than one person per room Unreliable estimate1.7%5.3%3.4%
People per household 2.172.402.492.53
Drive alone 58%69%49%69%
Carpool Unreliable estimate7%6%9%
Public transit 12%4%22%3%
Walk or bike 5%4%6%3%
Work from home 21%15%15%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Beacon has 2.17 people, fewer than in Dutchess County (2.40).

More people ride a bus or train to work in Beacon than in Dutchess County: 12% against 4%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Beacon?

A typical home costs more than the typical income allows

We start with a typical home in Beacon, worth $471,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 47% of the typical household income in Beacon, which is $107,859 a year. For that payment to be 28% of income, a household would need to earn about $180,265 a year.

The calculator's FHA and conventional loan limits are those of all of Dutchess County.

Your numbers

Local data
$

Starts at the typical home value in Beacon. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $16,506 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,206

at 7.18% · 30 years

Loan amount
$463,058
Total interest
$666,232
Paid off in
November 2056

Includes $7,964 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,517 a month

  • Tight

    $2,517 to $3,236 a month

  • Hard

    more than $3,236 a month

    Your payment · 47%

Compared with the typical household income in Beacon ($107,859 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,206
Principal & interest$3,137
Property tax$664
Home insurance$197
FHA mortgage insurance (MIP)$209

You need at least $16,506 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Beacon and Dutchess County

Beacon is in Dutchess County, New York. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Beacon's own numbers

Typical home value
$471,600
Typical monthly rent
$1,658
Typical yearly household income
$107,859
Households that own their home
61%
Effective property tax rate
1.69%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Dutchess County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,131
Price change over 5 years (FHFA)
+56%
Homes in a high flood-risk zone
2.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Dutchess County.

Everything about Dutchess County

Buying

Buying a home in Beacon

A typical home in Beacon is worth $471,600: 18% above the county and 11% above New York. With the typical household income in Beacon ($107,859 a year), a typical home costs 4.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Beacon 4.4 years
  • Dutchess 4.0 years
  • New York 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Dutchess County

According to FHFA’s house price index, home prices in Dutchess County rose 90% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Dutchess County.

Period County New York U.S.
Last year (2025) +6.3% +6.0% +2.9%
5 years (2020–2025) +56% +52% +47%
10 years (2015–2025) +90% +86% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Beacon next to Dutchess County, New York and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Beacon $471,600
  • Dutchess $400,600
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • Beacon $1,658
  • Dutchess $1,582
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • Beacon $107,859
  • Dutchess $99,478
  • New York $85,974
  • United States $80,734
See the full table
Beacon next to Dutchess County and New York
Measure Beacon Dutchess County New York U.S.
Typical home value $471,600 $400,600 $423,800 $332,700
Typical monthly rent $1,658 $1,582 $1,621 $1,413
Typical yearly household income $107,859 $99,478 $85,974 $80,734
Households that own their home 61% 69% 54% 65%
Typical yearly property tax $7,958 $7,562 $6,582 $3,119
Effective property tax rate 1.69% 1.89% 1.55% 0.94%
Renters with high rent for their income 46% 52% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Dutchess County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Beacon

For a typical $471,600 home in Beacon, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Beacon's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,206a month

    Least cash to close
    Down payment
    $16,506
    Cash to close
    $30,654
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $209

  • Conventional, 5% down $4,120a month

    Down payment
    $23,580
    Cash to close
    $37,728
    Rate
    7.18%
    Mortgage insurance
    PMI · $224

  • Conventional, 20% down, no PMI $3,416a month

    Down payment
    $94,320
    Cash to close
    $108,468
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,852a month

    Down payment
    $70,740
    Cash to close
    $84,888
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Beacon and for Dutchess County.

Property tax

Effective rate in Beacon

1.69%of the home’s value each year

$7,958 a year for the typical owner in Beacon.

  • Beacon 1.69%
  • Dutchess 1.89%
  • New York 1.55%

What New York publishes Basic STAR school tax relief (New York State Department of Taxation and Finance)

Exemptions and deadlines in New York

Flood risk in Dutchess County

FEMA does not publish these numbers by city: they are for all of Dutchess County.

Homes in the high-risk zone
2.5%
2,455
Of those, with NFIP insurance
31%
County New York U.S.
Homes in the high-risk zone 2.5% 2% 3.5%
Of those, with NFIP insurance 31% 76% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Beacon

Typical rent in Beacon is $1,658 a month: 5% above the county. In Beacon, 46% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Dutchess County, by unit size. To pay the 2-bedroom one ($2,131 a month) without spending more than 30% of your income, you would need to earn $40.98 an hour working full time.

HUD fair market rent for all of Dutchess County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,484 $28.54 $59,360
1 bedroom $1,659 $31.90 $66,360
2 bedrooms $2,131 $40.98 $85,240
3 bedrooms $2,685 $51.63 $107,400
4 bedrooms $2,824 $54.31 $112,960

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Beacon

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Beacon is in ZIP code 12508.

For 2 bedrooms it is $2,310: $179 more than the fair market rent for Dutchess County ($2,131).

  • 12508 $2,310$2,910

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Beacon when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Beacon

HUD lists 5 buildings with rents for lower incomes in Beacon. These are the largest.

  • Tompkins Terrace 194 Tompkins Ter, Beacon 12508 193 low-income homes · Studio: 22 · 1 bd: 74 · 2 bd: 51 · 3 bd: 34 · 4 bd: 12 · In service since 2008 · For families
  • Davies South Terrace 1 S Davies Ter, Beacon 12508 124 homes, 115 low-income · For families
  • Highland Meadows Senior Residence 11 Hastings Dr, Beacon 12508 68 low-income homes · 1 bd: 53 · 2 bd: 15 · In service since 2019
  • Meadow Ridge Apts 100 Meadowridge Cir, Beacon 12508 54 homes, 53 low-income · 2 bd: 21 · 3 bd: 33 · In service since 2003 · For families
  • West End Lofts Phase 1 1 Liam Dr, Beacon 12508 73 homes, 50 low-income · 1 bd: 45 · 2 bd: 28 · In service since 2019 · For people with disabilities

See all 42 buildings in Dutchess County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Beacon

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Dutchess County; 1 says it serves in Spanish.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Beacon

No down payment, repair or rent-help program on our list is for Beacon or Dutchess County. The ones below are statewide in New York: they work in Beacon the same as in the rest of the state.

Which programs do I qualify for? All programs in New York

Housing counselors near Beacon

The HUD-approved agencies closest to the center of Beacon, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Pathstone Corporation- Newburgh, NY

    1 Corwin Ct Ste 201, Newburgh · 4 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (845) 569-0770

  • Rupco Inc.

    3 North St, Walden · 13 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (845) 331-2140

  • Hudson River Housing

    313 Mill St, Poughkeepsie · 14 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (845) 454-5176

Every agency in Dutchess County All counseling agencies in New York

Help in Spanish near Beacon

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Beacon

HUD’s record names them for Beacon or Dutchess County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • The City of Beacon Housing Authority Public housing and Section 8 vouchers (845) 831-1289

2 other authorities have an office in Dutchess County: see the list Source: HUD

Cities

Other cities in Dutchess County

These cities are also in Dutchess County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Dutchess County Housing in New York

Nearby cities

The cities closest to Beacon, with the typical home value.

Neighboring counties

If Dutchess County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Beacon.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Beacon

Short answers with the numbers for Beacon and all of Dutchess County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Beacon?

The typical home value in Beacon is $471,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Dutchess County it is $400,600.

How much does it cost to rent in Beacon?

Typical rent in Beacon is $1,658 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Dutchess County is $2,131.

What is the FHA loan limit in Beacon?

Beacon uses the FHA limit for all of Dutchess County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Beacon?

The typical homeowner in Beacon pays $7,958 a year, according to the U.S. Census Bureau. That is 1.69% of the home’s value; in Dutchess County, the rate is 1.89%.

Where can I find free help to buy or rent in Beacon?

There is 1 HUD-approved counseling agency with an office in Dutchess County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).