Neighborhood
Beacon Hill
San Antonio, Texas US
Beacon Hill, San Antonio, Texas is a lower-priced, higher-yield neighborhood with a higher Red Flag score and a negative recent price trend. Prices are about 11% below the city median and 10% below the state median, gross yield is 7.2%, and prices have fallen 4.6% over the past year. Walkability is 50, and education is in the 8th percentile, which is a relative weakness.
AI Summary•Updated May 2026
Area
0.72 mi²
ZIP Code
78201
County
Bexar County
State
Texas
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$206,939
YoY-4.6%
Gross Rental Yield
7.2%
Listed rent · ZORI annualized
Red Flag Index
High
60 / 100
Walkability Score
50
OpenStreetMap POI density · national percentile
Education Score
8 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
55
DistrictScore attractiveness · national model
Beacon Hill Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Beacon Hill, San Antonio.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $206,939 | -4.6% |
| Price / Sq Ft (Verified) | $152/sqft | -7.7% |
| Asking Rent (Median) | $1,240/mo | +11.3% |
| Gross Rental Yield | 7.2% | — |
| Liquidity Score | 24 / 100 | Low |
| Homes Sold (Period) | 53 | -22.1% |
Is Beacon Hill Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Texas crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 7.2%
Active transaction volume — 53 homes sold last period
Flood risk is Very High (100/100)
Tornado risk is Very High (100/100)
Insights are generated from Beacon Hill's live DistrictScore metrics.
Beacon Hill Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Texas-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20249.0 µg/m³ Meets EPA, above WHO guideline+64.6% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Beacon Hill centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 98% of U.S. neighborhoods.
Texas Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 24.3 | 3.9 | -6.2% |
| 2023 | 26.4 | 4.1 | -1.7% |
| 2022 | 27.4 | 4.4 | +6.3% |
| 2021 | 26.3 | 4.5 | -1.8% |
| 2020 | 26.9 | 4.5 | -3.6% |
| 2019 | 28.3 | 4.2 | — |
Reported at the state level — the finest official US crime aggregation; Beacon Hill inherits the Texas figures.
Radon Potential
EPAZone 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 / BTSIndustrial odor1 nearbyHigh
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 POI50
Somewhat Walkable
Walkability Score
3
Grocery
4
Dining
5
Schools
0
Universities
0
Hospitals
1
Pharmacies
1
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Beacon Hill's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Beacon Hill vs San Antonio vs Texas
How Beacon Hill benchmarks against its city and state medians.
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Compare Beacon Hill against San Antonio and Texas medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Texas tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies 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: ~1.25% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: none statewide (local tax may apply).
Assessment Cap
Homestead assessed value capped at +10%/yr (20% for some non-homestead property, through 2026).
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents8
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.
Homestead Exemption
Homestead: unlimited protection from most creditors (acreage-limited) and a large school-tax exemption.
Senior & Veteran Exemptions
Full property-tax exemption for 100%-disabled veterans; a school-tax freeze for seniors aged 65+.
Foreign buyers (non-residents)6
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.
Foreign Ownership Restrictions
SB 17 (Sept 2025) bars buyers tied to China, Russia, Iran, or North Korea from acquiring any real property. Verify first.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Texas property-tax guidance for foreign buyers
Beacon Hill Real Estate FAQ
Beacon Hill, San Antonio, Texas has a mixed profile based on the numbers provided. Prices are about 11% below the city median and 10% below the state median, gross yield is 7.2%, and prices have fallen 4.6% over the past year. The Red Flag score is 60.
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