A scenic Hudson Valley city riding a revitalization wave
Beacon is a scenic community on the Hudson River, about 70 miles from New York City. Mount Beacon punctuates views between the quaint canyon of businesses downtown. Main Street is a point of pride for the city’s 15,000 residents.
During the 1970s to late '90s, Beacon watched its manufacturing base erode, but since then it has been on the upswing as an artsy enclave. It’s earned the kind of buzzy reputation that gets some New Yorkers moving from the big city — a transition aided by convenient commuter rail connection. But there is an urban edge to the area, so it’s not entirely a remote rural escape. Redbrick buildings show up often downtown, and the Dia Art Foundation opened a museum near the waterfront in 2003, kicking off the revitalization trend. It gives the city a bit of a post-industrial vibe, with historic architecture tenaciously embellishing the landscape with hip grit.
Entertainment producers agree the area is eye candy: In the fall of 2024, actors Tina Fey and Steve Carell began filming there for a Netflix show called “The Four Seasons.” “It’s a very forward-thinking but preservationist city at the same time,” says Kelly Campbell, an associate real estate broker with Century 21 who’s lived in Beacon for over 30 years.
Brick buildings line Main Street in Beacon and are m ore than welcoming with decorations throughout the city.
Main Street in Beacon is the centerpiece of the city with it's unique shops and homestyle eateries.
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Midcentury styles on the outskirts, but luxury condos with river views
Midcentury ranch-style homes on quarter-acre lots and split-levels with attached garages are common. Colonial-influenced styles with sharply gabled roofs and Victorian homes are also popular. “I live in a home from 1890, which is noted on a plaque out front,” says Campbell. Luxury condos with river views, like those on Beekman Street, represent the top of the market near the million-dollar range — and show how Beacon can offer more than just suburban lifestyles. The local median price is around $523,000 which is higher than the national figure.
Colonial style homes in Beacon have a true classic, small town feel.
Beacon features a coveted condo community with easy access to New York City courtesy of the Beacon train station.
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Public schools are a top amenity attracting homebuyers
Beacon City School District earns an A-minus from Niche. The district has nearly 2,500 students and an 11-to-1 student-to-teacher ratio.
The Beacon School District is centralized in the center of the community and manages all the local schools.
One of the newer schools is Beacon High School.
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Riverside parks and athletic fields
There’s a variety of outdoor spaces to explore, thanks to Beacon being on the river but also surrounded by hills. Pete and Toshi Seeger Riverfront Park, named after the famous folk singer and his wife, offers lounging, fishing and a playground. It’s connected to Scenic Hudson’s Long Dock Park, which is geared more for water activities like kayaking, but people do go there for picnicking and trail hiking, too. To the south, Dennings Point, part of Hudson Highlands State Park Preserve, is located on a peninsula with more hiking trails and Hudson River views. Farther inland, South Avenue Park is the place to go for sports, while Memorial Park has plenty of athletic fields and a skate park to use.
The Pete and Toshi Seeger Riverfront Park in Beacon is great for year round walks or to enjoy a close up view of The Hudson River.
South Avenue Park is a small park in Beacon which features a walking path, tennis courts and a basketball court.
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A walkable Main Street with a diverse restaurant scene
Main Street is clearly the city’s retail and dining center, aided by its walkability. There are clothing stores and boutiques for home goods. Vintage and consignment shops are popular, too. Galleries, breweries and distilleries are on tap for entertainment, and the dining scene is quite cosmopolitan, offering Thai cuisine, Middle Eastern food and classics like burgers at Meyer’s Olde Dutch. Many places have devoted customers. “Ron’s Ice Cream, it’s everyone’s favorite, there’s always a rush when it opens every March and closes in October,” Campbell says. “The Roundhouse is an upscale place that overlooks our beautiful waterfall. And we have the best diner around, the Yankee Clipper.”
Fun shops and exciting finds welcome visitors to Main Street in Beacon.
Meyer’s Olde Dutch in Beacon is great for a homemade burger and fries or a terrific cocktail.
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Public transportation supported by a commuter rail station and a free bus service
Situated at the northern edge of the Metro-North Railroad, Beacon allows residents to take a train about 90 minutes into New York City with views of the river along the way. “The express will get you there in an hour and six minutes,” says Campbell. "As for driving, the major roads coming into Beacon are Routes 52 and 9D. That's it. And then you have Interstate 84." I-84 runs east-west across the top of Beacon allowing a quick pop over the river to New York Stewart International Airport, which is in Newburgh, about 20 minutes away. Taking the ferry is another way to visit Newburgh. Monday through Saturday, residents can take the Beacon FREE Loop, which hits local destinations like the Metro-North Station, Main Street and Dia Beacon, the art museum.
Flood risks and decreasing crime
Flooding can be a risk, given the city’s location on the river, and the Hudson Valley can sometimes fall under a wildfire risk, including a high alert issued in fall 2024.
According to data from New York State, violent crime and property crime in Beacon decreased from 2017 to 2021.
Written By
Paul Spencer
Photography Contributed By
Stephen Mihalchik
Video By
Matthew Link
Interested in learning more about homes in this area?
Reach out to
Karen Briscoe-Reed,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Beacon, NY sell after 55 days on the market compared to the national average of 49 days. The median sale price for homes in Beacon, NY over the last 12 months is $530,000, down 4% from the median home sale price over the previous 12 months.
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