Beacon, NY 12508 Real Estate Market Report
ZIP Code: 12508
Report Date: April 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Key Findings
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The neighborhood's primary market value indicator is the median sold price: 499,000, which reflects realized transaction levels and should be treated as the most reliable price signal while listing prices may reflect seller expectations. down price momentum is present in the broader trend, reinforcing caution on near-term upside.
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There is a meaningful gap between the median listing price: 762,000 and the median sold price, which may indicate pricing friction or seller expectations above recent transaction levels and suggests sellers should temper asking prices to align with realized market values.
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Market velocity appears slow based on the median days on market: 319, which suggests slower sales velocity and that sellers may need longer listing periods or pricing adjustments; this slower pace may also mean buyers have time to negotiate.
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Supply and demand context is balanced to neutral: the market temperature is neutral and interest rate pressure is moderate, while rents are also trending down, together indicating a balanced buyer-seller dynamic rather than a strongly one-sided market. neutral
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold above market average
Sold at market average
Sold below market average
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Sold below market average
Sold below market average
Beacon, NY 12508 Real Estate Market Report
ZIP Code: 12508
Report Date: April 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Key Findings
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median sold price is the primary indicator of market value and recent transactions in Beacon; however, a numeric median sold price is not available in the provided metrics, so a specific sale-level value cannot be reported for April 2026. use sold transactions for valuation
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median price per square foot: 354 signals local pricing strength per unit area while the broader price trend is down, suggesting sellers may need to align expectations with recent transaction-driven pricing
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median days on market: 390 points to materially slower sales velocity and significant time-to-contract for representative recent sales, which may indicate pricing friction rather than immediate liquidity
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median market rent: 2,000 combined with a rent year-over-year trend that is down and moderate interest rate pressure implies softer rental rate momentum and ongoing financing headwinds that could dampen near-term buyer urgency
Notable Properties
The following 2 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Representative market sale establishing baseline for properties in the core neighborhood.
Investment Analysis
Compare rental income potential against ownership costs and benchmark against market averages.
Monthly rental income vs estimated ownership cost
20% down, 6.5% rate, 1.4% tax
Avg nightly rate and occupancy for this ZIP
Data Sources
Real estate market data & public records, and GemHaus® proprietary models.
Report generated: 4/20/2026
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