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City Report · NY

Beacon

Pop. 14,834·38th most expensive in New York·Beacon rents are up 30.8% over the past year
Median rent (all units)
$3,062/mo
Year-over-Year
+30.8%
Month-over-Month
+10.8%
vs US Median
+$1,097
Rising (Monthly)
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Most AffordableMost Expensive
Beacon · $3,062
More expensive than 92% of US cities · National median $1,965/mo
Rent Reality Score
2/100
Overheated
OverheatedFairGreat value

Rents are 24% above what Beacon's 10-year trend predicts — running hotter than its own history.

Actual rent
$3,062/mo
Expected by trend
$2,471/mo
The Rent Reality Score compares today's median rent to where Beacon's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,430
1 BR
$1,630
2 BR
$2,080
3 BR
$2,650
4 BR+
$2,870
Research median
$2,080/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$36,744/yr
At $3,062/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 30.8% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (+30.8% YoY, +10.8% MoM), not inventory.
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Demographics

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.

Population
14,834
Median income
$107,859
Median age
42
Renters
38.9%
Age distribution
20%
18.8%
32.6%
14.2%
14.4%
Under 1820%
18–3418.8%
35–5432.6%
55–6414.2%
65+14.4%
Gender
50.1%
49.9%
Male50.1%
Female49.9%
Race & ethnicity
64.8%
20.2%
White64.8%
Black10.8%
Hispanic20.2%
Asian2.9%
Other1.3%
Education (25+)
23.2%
17.9%
48.9%
No HS diploma10%
HS diploma23.2%
Some college17.9%
Bachelor's+48.9%
Housing tenure
61.1%
38.9%
Owner61.1%
Renter38.9%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2023 vs 2026

How Beacon, NY has changed in 5 years

Rent
$2,146 → $3,062
up 42.7%
Income
$92,676 → $107,859
up 16.4%
Population
13,713 → 14,834
up 8.2%
Renter share
37.7% → 38.9%
+1.2 pts
Bachelor's+
41.9% → 48.9%
+7.0 pts
Median age
40 → 42
+2.0 yrs

The median rent in Beacon, NY stood at $2,146 in 2023 and currently runs about $3,062, reflecting a 42.7% 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.

Community

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View Beacon rent history (2015–2026) →
Salary vs rent

Can you afford rent in Beacon on your salary?

At $3,062/mo, how Beacon rent compares to typical pay (30% rule).

By apartment size

Beacon rent by bedroom count

Median rent for each apartment size in Beacon. Click any size for full breakdown.

Local insights

Tips for renters in Beacon

About renting in Beacon, NY

Last updated: July 20, 2026

The median rent in Beacon is $3,062/mo as of July 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 34% of local median household income ($107,859/yr), Beacon ranks as moderate compared to the national benchmark of 30%. Rents have increased 30.8% over the past year.

FAQ

Frequently asked questions

Is Beacon an affordable city for renters?

Beacon is considered moderate for renters. At $3,062/mo, rent takes approximately 34% of the local median household income ($107,859/yr). The standard benchmark is 30%. Beacon slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Beacon?

To keep rent at or below 30% of gross income, you would need to earn at least $122,000/year (~$59/hour full-time) to afford the median rent of $3,062/mo in Beacon. The local median household income is $107,859/yr, meaning the typical Beacon household falls short of that threshold.

Is rent going up or down in Beacon?

Rent in Beacon has increased 30.8% over the past year as of July 2026, putting upward pressure on renter budgets.

How does Beacon rent compare to other cities in New York?

Beacon is one of the pricier cities in New York for rent, ranking #38 out of 126 tracked cities at $3,062/mo.

Which nearby cities are cheaper to rent in than Beacon?

Several nearby cities have lower median rents than Beacon ($3,062/mo): Poughkeepsie ($1,865/mo), Newburgh ($1,925/mo), Wappingers Falls ($2,398/mo).

What percentage of Beacon residents rent vs. own?

According to Census data, approximately 38.9% of Beacon households are renters, while 61.1% are owner-occupied. Beacon leans toward homeownership, which can mean a smaller rental inventory.

How does Beacon rent compare to the national average?

Beacon's median rent of $3,062/mo is $1,097 (56%) above the US national median of $1,965/mo. Within New York, it ranks #38 out of 126 tracked cities.
Income Affordability
34%
MODERATE

At $3,062/mo, rent takes ~34% of Beacon's median household income ($107,859/yr). The standard benchmark is 30%.

Beacon 34%Benchmark 30%
State income tax4–10.9%
Run the Beacon affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Beacon, NY

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