What is the rental yield in Beacon Hill, Boston, Massachusetts?

The gross yield in Beacon Hill, Boston, Massachusetts is 1.4%. Prices are about 39% above Boston and 260% above Massachusetts, with walkability of 100, an education percentile of 40, and a Red Flag score of 38.

How has Beacon Hill, Boston, Massachusetts performed over the past year?

Prices in Beacon Hill, Boston, Massachusetts are up 16.4% over the past year. The neighborhood also has a gross yield of 1.4%, prices about 39% above the city median and 260% above the state median, and a Red Flag score of 38.

How does Beacon Hill compare with Boston and Massachusetts?

Beacon Hill, Boston, Massachusetts is priced about 39% above Boston and 260% above Massachusetts. It has a gross yield of 1.4%, walkability of 100, an education percentile of 40, and a Red Flag score of 38.

Neighborhood

Beacon Hill

Boston, Massachusetts US

Beacon Hill, Boston, Massachusetts is a high-priced, low-yield neighborhood with prices about 39% above the city median and 260% above the state median. Gross yield is 1.4%, while prices are up 16.4% over the past year, indicating strong recent appreciation despite limited income yield. Walkability is 100, the education percentile is 40, and the Red Flag score is 38, which is the lowest risk reading in this set.

AI Summary•Updated May 2026

Area

0.37 mi²

ZIP Code

02108

County

Suffolk County

State

Massachusetts

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$2,774,176

YoY+16.4%

Gross Rental Yield

1.4%

Listed rent · ZORI annualized

Red Flag Index

Low

38 / 100

Walkability Score

100

Walker's Paradise

OpenStreetMap POI density · national percentile

Education Score

40 / 100

Fair · better than 40% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Beacon Hill Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Beacon Hill, Boston.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$2,774,176	+16.4%
Price / Sq Ft (Verified)	$1,375/sqft	-5.2%
Asking Rent (Median)	$3,250/mo	+13.5%
Gross Rental Yield	1.4%	—
Liquidity Score	13 / 100	Low
Homes Sold (Period)	16	+0.0%

Is Beacon Hill Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Massachusetts crime context.

Red Flag Breakdown

38 / 100

Low Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Hurricane80Very High

Earthquake60High

Heat40Moderate

Hail40Moderate

Flood20Low

Wildfire20Low

Tornado20Low

Strong Wind20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Massachusetts averaged 14.3 crimes and 3.1 violent per 1,000 residents (+0.1% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Appreciating market — +16.4% sale-price YoY

Highly walkable neighborhood — score 100/100

Low natural-hazard risk — 38/100 composite

Dense amenities — 182 dining & 15 grocery options nearby

Hurricane risk is Very High (80/100)

Insights are generated from Beacon Hill's live DistrictScore metrics.

Beacon Hill Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Massachusetts-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Massachusetts Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	14.3	3.1	+0.1%
2023	14.4	3.2	+4.2%
2022	14.0	3.2	+7.4%
2021	13.0	3.0	-3.1%
2020	13.6	3.1	-9.8%
2019	15.1	3.3	—

Reported at the state level — the finest official US crime aggregation; Beacon Hill inherits the Massachusetts figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Beacon Hill

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor16 nearbyVery High

Point-source screening near Beacon Hill: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Beacon Hill

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

100

Walker's Paradise

Walkability Score

15

Grocery

182

Dining

7

Schools

12

Universities

12

Hospitals

7

Pharmacies

21

Parks

10

Rail Transit

3

Coworking

POI counts are amenities within Beacon Hill's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Beacon Hill vs Boston vs Massachusetts

How Beacon Hill benchmarks against its city and state medians.

Benchmark vs City & State

In Beacon Hill, the median sale price sits about 39% above the median for Boston neighborhoods and about 270% above the statewide median. Gross rental yield is 1.4%, against 4.8% for Boston neighborhoods and 4.8% statewide. Over the past 12 months, prices rose 16.4%. Transaction liquidity sits below the median for Boston neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Beacon Hill	$1,375/sqft	1.4%	13
Boston	$992/sqft	4.8%	21
Massachusetts	$372/sqft	4.8%	20

Unlock the Beacon Hill benchmark

Compare Beacon Hill against Boston and Massachusetts medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Massachusetts tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.95% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 5% (+4% surtax over $1M); rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: $4.56 per $1,000.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Massachusetts property-tax guidance for foreign buyers

Latest Boston Real-Estate News

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Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Beacon Hill Real Estate FAQ

Beacon Hill, Boston, Massachusetts has a gross yield of 1.4% and prices about 39% above the city median and 260% above the state median. Prices are up 16.4% over the past year, while the Red Flag score is 38. The profile reflects strong appreciation and very limited yield.

Neighborhoods near Beacon Hill

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