Rents are 5% above what Beacon's 10-year trend predicts — running hotter than its own history.
Rent by unit size
These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,645 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.
Source: HUD Small Area Fair Market Rents. Read the methodology →
12-month history
Last updated: October 17, 2026
What the numbers show
Rent in Beacon is at its highest level since Zillow's records here began in November 2022.
Rent in Beacon changed +11.9% over the year to September 2026. Across the 82 New York cities Zillow tracks, the typical change was +5.3%.
Rent has risen 6 months in a row, and rose in 10 of the last 12 months.
30% of the median household income ($107,859) is $2,696 a month. That covers HUD's Fair Market Rent for up to a 3-bedroom ($2,650); a 4-bedroom is $2,870.
Newburgh, 6 miles away, rents for 27% less ($1,939/mo), about $8,500 a year in savings.
From Zillow's monthly rent index (ZORI) for Beacon. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.
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Who lives here
Beacon, NY is majority owner-occupied, has a median income above the national average, 48.9% of residents hold a bachelor's degree or higher.
Source: U.S. Census Bureau · ACS 2024 5-Year Estimates
How Beacon, NY has changed in 5 years
The median rent in Beacon, NY stood at $2,133 in 2023 and currently runs about $2,645, reflecting a 24.0% increase over the period. Census figures show median household income at $107,859 today, compared with $92,676 five years earlier. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. The population has grown by 8.2% since 2021, moving from about 13,713 residents to roughly 14,834. College-educated residents now make up 48.9% of adults here, versus 41.9% in 2021. The combined trend lines point to a market that has changed measurably from where it stood in early 2023.
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At $2,645/mo, how Beacon rent compares to typical pay (30% rule).
Beacon rent by bedroom count
Median rent for each apartment size in Beacon. Click any size for full breakdown.
Tips for renters in Beacon
Last updated: October 17, 2026
The median rent in Beacon is $2,645/mo as of October 2026. A studio apartment averages $1,430/mo while a 2-bedroom runs $2,080/mo. One-bedroom apartments average $1,630/mo and 3-bedroom units go for $2,650/mo.
At 29% of local median household income ($107,859/yr), Beacon ranks as affordable compared to the national benchmark of 30%. Rents have increased 11.9% over the past year.
Frequently asked questions
How much income do you need to rent in Beacon?
Is rent going up or down in Beacon?
How does Beacon rent compare to other cities in New York?
Which nearby cities are cheaper to rent in than Beacon?
At $2,645/mo, rent takes ~29% of Beacon's median household income ($107,859/yr). The standard benchmark is 30%.
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Estimated from ZIP-level data
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