The Beach market

Market report · Neighbourhood · Sep 2026

The Beach market, in numbers

Homes in Beach typically sell in about 122.5 days, close around 7.9% under ask, prices are up 159.0% on a year ago. With 79.7 months of inventory, it’s a buyer’s market.

Median sale price

$1.01M

↓ −64.6% MoM↑ +159.0% YoY

4 sales closed in Sep 2026

Median rent

$2,650/mo

↓ −3.6% MoM↑ +3.9% YoY

4 leases closed in Sep 2026

Time to sell

122.5 days

typical days on market

Days from listing to going under contract.

Negotiation room

7.9% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

79.7 mo

buyer’s market

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

Gross rental yield

3.1%

yearly rent ÷ sale price

A year of median rent as a share of the median sale price.

Your questions, answered

Straight answers from Beach’s closed transactions.

What does a home here cost?

The median sale closed at $1.01M in Sep 2026, up 159.0% on a year ago. Typical sales ranged $291k–$3.04M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $9,388/mo including taxes and HOA — comfortable at a household income around $376k a year, using the 30% rule. Renting instead costs $2,650/mo.

Is now a good time to buy?

79.7 months of inventory points to a buyer’s market, and sellers are accepting about 7.9% under ask. Prices are still climbing, so waiting has a cost.

How fast do homes sell?

About 122.5 days from listing to contract in Sep 2026. The pace picks up toward March and slows around November.

How much room is there to negotiate?

Closings typically land 7.9% under asking price, and 46% of active listings have already reduced their price (median cut 5.9%).

When is the best time to list?

Closings peak in March and bottom out around November. Listing four to six weeks ahead of the peak historically gets the most eyes.

Is it a good rental investment?

A year of median rent ($2,650/mo) equals 3.1% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 31.8 — buying typically starts to beat renting after roughly 10+ years here.

To buy — median sale price

Sale price, $

$1.01M↓ −64.6% MoM↑ +159.0% YoY

Sep 2026 — median $1.01M · 4 sales · 122.5 days on market

$1.0M

$2.0M

$3.0M

$4.0M

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’26

To rent — median monthly rent

Monthly rent, $

$2,650/mo↓ −3.6% MoM↑ +3.9% YoY

Sep 2026 — median $2,650/mo · 4 leases · 95 days on market

$10k

$20k

$30k

$40k

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’26

MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.

What each size costs

Medians over the last 12 months.

Beds

To buy

To rent

Volume

Studio

—

$1,400/mo

2 closed Low sample

1 bed

$229k

$1,975/mo

30 closed

2 beds

$668k

$3,818/mo

65 closed

3 beds

$2.16M

$12k/mo

27 closed

What sells here

Sales mix and median price by property type, last 12 months.

Condo

$897k

95% of sales · 56 closed

House

$1.57M

2% of sales · 1 closed

Low sample

Townhouse

$1.5M

3% of sales · 2 closed

Low sample

Market depth

Supply and demand

Listings per month

Sep 2026 — 4 closed · 18 new · 372 active

200

400

600

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in March

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Sep 2026 — 46% of active listings cut · median cut 5.9%

25%

50%

75%

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$1.19 per sqft · Sep 2026

$0.50

$1.00

$1.50

$2.00

$2.50

$3.00

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

Median monthly HOA fee per square foot among closed sales.

Homes for sale in Beach →Rentals in Beach →

Based on 242 closed transactions over the period shown · Updated Oct 3, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.