How does Village at Beacon Hill compare with Raleigh, North Carolina on price?

Village at Beacon Hill, Raleigh, North Carolina is priced 16% below Raleigh and 11% below North Carolina. That relative discount is paired with a gross yield of 5.6 and a 4.4% decline over the past year. The Red Flag score is 73, so the comparison is not just about price.

What are the walkability and education scores in Village at Beacon Hill, Raleigh, North Carolina?

Village at Beacon Hill, Raleigh, North Carolina has walkability of 66 and education in the 85th percentile. Those scores sit alongside a gross yield of 5.6, prices 16% below Raleigh and 11% below North Carolina, and a Red Flag score of 73.

What should buyers know about Village at Beacon Hill, Raleigh, North Carolina market trends?

Village at Beacon Hill, Raleigh, North Carolina has prices down 4.4% over the past year, while the gross yield is 5.6. It is priced 16% below Raleigh and 11% below North Carolina, with walkability of 66, education in the 85th percentile, and a Red Flag score of 73.

Neighborhood

Village at Beacon Hill

Raleigh, North Carolina US

Village at Beacon Hill, Raleigh, North Carolina has an investment profile centered on a gross yield of 5.6 and prices that are 16% below Raleigh and 11% below North Carolina, while values have moved down 4.4% over the past year. The neighborhood has a Red Flag score of 73, walkability of 66, and education in the 85th percentile. The main strength is the relatively stronger walkability; the main risk is the elevated Red Flag score.

AI Summary•Updated May 2026

Area

0.05 mi²

ZIP Code

27604

County

Wake County

State

North Carolina

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

$348,896

YoY-4.4%

Gross Rental Yield

5.6%

Listed rent · ZORI annualized

Red Flag Index

High

73 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

85 / 100

Excellent · better than 85% of U.S. districts

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

AI Score

Fair

DistrictScore attractiveness · national model

Village at Beacon Hill Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Village at Beacon Hill, Raleigh.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$348,896	-4.4%
Price / Sq Ft (Verified)	$208/sqft	-2.9%
Asking Rent (Median)	$1,628/mo	+1.6%
Gross Rental Yield	5.6%	—
Liquidity Score	41 / 100	Moderate
Homes Sold (Period)	158	+5.3%

Is Village at Beacon Hill Safe? Natural-Hazard Risk

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

Red Flag Breakdown

73 / 100

High Risk

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

Heat100Very High

Hail100Very High

Flood80Very High

Hurricane80Very High

Tornado80Very High

Wildfire60High

Earthquake60High

Strong Wind40Moderate

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): North Carolina averaged 23.4 crimes and 3.8 violent per 1,000 residents (-3.4% 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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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 5.6%

Active transaction volume — 158 homes sold last period

Heat risk is Very High (100/100)

Hail risk is Very High (100/100)

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

Village at Beacon Hill Environment & Safety

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

Air Quality — PM2.5

2015–2024

5.3 µg/m³ Meets EPA, above WHO guideline-12.0% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Village at Beacon Hill centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 29% of U.S. neighborhoods.

North Carolina Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	23.4	3.8	-3.4%
2023	24.6	3.9	+1.3%
2022	24.8	4.0	-0.0%
2021	25.1	4.2	-5.6%
2020	26.5	4.2	-3.6%
2019	27.7	3.8	—

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

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Village at 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 odor2 nearbyVery High

Point-source screening near Village at 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 Village at Beacon Hill

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

66

Somewhat Walkable

Walkability Score

2

Grocery

1

Dining

0

Schools

0

Universities

0

Hospitals

0

Pharmacies

1

Parks

0

Rail Transit

0

Coworking

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

Village at Beacon Hill vs Raleigh vs North Carolina

How Village at Beacon Hill benchmarks against its city and state medians.

Benchmark vs City & State

In Village at Beacon Hill, the median sale price sits about 16% below the median for Raleigh neighborhoods and about 11% below the statewide median. Gross rental yield is 5.6%, against 3.3% for Raleigh neighborhoods and 4.1% statewide. Over the past 12 months, prices fell 4.4%. Transaction liquidity sits above the median for Raleigh neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Village at Beacon Hill	$208/sqft	5.6%	41
Raleigh	$249/sqft	3.3%	39
North Carolina	$233/sqft	4.1%	39

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Buying Property in the US as a Foreigner

Federal & North Carolina 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: ~0.62% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 4.25%; 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: $1 per $500.

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

The state conforms to the federal 1031 like-kind exchange rules.

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 & North Carolina property-tax guidance for foreign buyers

Latest Raleigh Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

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

Village at Beacon Hill Real Estate FAQ

Village at Beacon Hill, Raleigh, North Carolina presents a yield-focused profile with a gross yield of 5.6 and prices 16% below Raleigh and 11% below North Carolina. Values are down 4.4% over the past year, and the Red Flag score is 73, so the profile combines lower entry pricing with a higher risk score.

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