Beacon Hill, Boston, MA—02108
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Beacon Hill, Boston, MA
As of Oct '25, the median home price in Beacon Hill, Boston, MA is $1,665,000, with a year-over-year change of -2.0%. This indicates that home prices in Beacon Hill, Boston, MA are decreasing. According to Zillow, the 1-year price projection is 1.9%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $1,665,000 | -2.0% |
| Single Family | $3,822,000 | -0.1% |
| Condos | $1,423,000 | -1.4% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $767,000 | -2.0% |
2 Bed | $1,740,000 | -1.2% |
3 Bed | $3,734,000 | -0.4% |
4 Bed | $5,763,000 | 0.0% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Beacon Hill, Boston, MA
As of July '25, Rentcast reports the average rent in Beacon Hill, Boston, MA is $3,750, with a year-over-year rent change of -3.4%. Per bedroom, the median rent as of July '25 in Beacon Hill, Boston, MA is studios: $2,730, 1-bedrooms: $3,360, 2-bedrooms: $4,910, 3-bedrooms: $4,990, 4-bedrooms: $7,500. The most common rental property sizes in Beacon Hill, Boston, MA are 1-bedroom and studio, accounting for 47.2% and 25.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $3,200 | $3,750 |
| Studio Rent | $2,720 | $2,730 |
| 1 Bed Rent | $3,100 | $3,360 |
| 2 Bed Rent | $4,200 | $4,910 |
| 3 Bed Rent | $5,100 | $4,990 |
| 4 Bed Rent | $8,000 | $7,500 |
% of Rental Stock
Property Listings — Beacon Hill, Boston, MA
As of Oct '25, Realtor.com reports that the median days on market for a home in Beacon Hill, Boston, MA is 42. This is a increase of 8.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 8.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $5,610,000 | 18.0% |
Listing Count | 48 | 12.0% |
| Listings as % of Homes | 0.9% | 12.0% |
Days on Market | 42 | 8.0% |
Demographics — Beacon Hill, Boston, MA
As of the latest ACS Survey released in 2023, Beacon Hill, Boston, MA has a population of 4,180, which has increased by 2.4% over the past 5 years. Beacon Hill, Boston, MA is a less popular place for families, as children make up 8.3% of the population. The area has a highly educated workforce, with 77.3% of adult residents holding a bachelor’s degree or higher. There are many residents working remotely, with 28.2% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 4,180 | 2.4% |
% Under 18 | 8.3% | -30.8% |
% Seniors | 17.9% | 27.9% |
% WFH | 28.2% | 239.8% |
% w/ College Degree | 77.3% | -8.5% |
As of the latest ACS Survey released in 2023, Beacon Hill, Boston, MA is a predominantly white area, with 85.7% of the population identifying as white. The white population has grown by 3.8% in the last 5 years. The second most common race or ethnicity in Beacon Hill, Boston, MA is hispanic, making up 6.5% of the population. Foreign-born residents account for 8.8% of the population in Beacon Hill, Boston, MA, and this percentage has decreased by 56.4% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 85.7% | 3.8% |
% Black | 3.9% | -15.2% |
% Hispanic | 6.5% | 32.7% |
% Asian | 2.9% | -21.6% |
% Foreign Born | 8.8% | -56.4% |
Mortgage and Risk — Beacon Hill, Boston, MA
According to HUD data as of 2023, there were 74 mortgage originations in Beacon Hill, Boston, MA, of which 100.0% of loans were conventional mortgages. The average loan-to-value was 55.0%, with 7.0% above 90% LTV (normal). This implies small mortgage risk in Beacon Hill, Boston, MA. Investor activity is low, as 4.0% of loans were by investors. 1.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 74 |
% Conventional Loans | 100.0% |
% Government Loans | 0.0% |
% Investor Loans | 4.0% |
% Second Loans | 14.0% |
% Cash Out Refinance | 1.0% |
Loan Activity
Rentals and Section 8 — Beacon Hill, Boston, MA
As of 2024, the percent of homes in Beacon Hill, Boston, MA under the Section 8 program is 3.9%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom units appear to be good home sizes to consider for Section 8 housing in Beacon Hill, Boston, MA, because HUD payments exceed market rent, while 2-bedroom and 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 86 |
Total Units Section 8 | 35 |
% Rentals under Section 8 | 3.9% |
% Occupied Section 8 | 98.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $60 | $3,100 | $3,160 |
| 2 Bedroom | -$460 | $4,200 | $3,740 |
| 3 Bedroom | -$590 | $5,100 | $4,510 |
| 4 Bedroom | -$3,040 | $8,000 | $4,960 |
Affordability — Beacon Hill, Boston, MA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 7.7 |
| Median Home Price | $1,665,000 |
| Median Household Income | $213,000 |