$349,999
23718 Cedar Rd
Beachwood, OH
4 bd2 ba2,465 sqft$142/ft²
House9,300 sqft lot
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Compass Real Estate · Beachwood, OH
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Beachwood, OH(512) 555-0184TX License #0512847
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Beachwood, OH Housing Market
Strong seller's market+4.1% YoY
Zillow, August 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The typical home in Beachwood, OH is worth $505,277, rose 4.1% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $620,000, +50.2% year over year (through May 2026). With 1.9 months of supply and homes going under contract in about 23 days, Beachwood is a strong seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $505,277 home is about $2,697/mo in principal and interest.
Key numbers for Beachwood, OH
Typical home value
$505,277
+4.1% in 12 months
Zillow, August 2026
Typical asking rent
$2,165/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$620,000
+50.2% year over year
Redfin, through May 2026
Days on market
23
Average pace
Redfin, through May 2026
Active listings
25
1.9 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$102,798
Home costs 4.9x income
U.S. Census ACS, 2023
Sale-to-list ratio
100.5%
Selling above asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Beachwood a buyer's or seller's market?
Strong seller's market1.9 months of supply23 days on market100.5% of asking
Beachwood, OH is a strong seller's market, based on 1.9 months of supply and homes selling in about 23 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Beachwood housing market data show?
Every row below is Redfin's final published month for Beachwood, OH. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $620,000 |
| Median list price | $495,000 |
| Year-over-year price change | +50.2% |
| Median price per sq ft | $200/sq ft |
| Median days on market | 23 days |
| Active inventory | 25 listings |
| Months of supply | 1.9 months |
| Sale-to-list price ratio | 100.5% |
| Homes sold (that month) | 13 |
| New listings (that month) | 17 |
| Listings with a price cut | 24.0% |
| Market condition | Strong seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Beachwood is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Beachwood is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Beachwood home prices moved?
Over the last three years the median sale price in Beachwood, OH rose 46.1%, from $424,250 to $620,000. The live Zillow value series has rose 4.1% in the last 12 months, which is the more current read now that Redfin's series has stopped. 24.0% of Beachwood listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 1.9 months while the sale-to-list ratio slips below its current 100.5%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Beachwood?
Priced off the typical home value of $505,277 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $101,055 | $404,222 | $2,697/mo |
| 5% | $25,264 | $480,013 | $3,203/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,697, that implies roughly $115,605 a year before you add taxes and insurance. The median household in Beachwood earns $102,798, about $12,807 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 4.9x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Beachwood in the next 12 months?
Tell us your timeline. We send the Beachwood market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Beachwood?
Typical asking rent in Beachwood, OH is $2,165/mo, against a typical home value of $505,277. That is a price-to-rent ratio of 19.4x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $2,697 a month — $532 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Beachwood?
Active listings in Beachwood, OH went from 38 in May 2025 to 25 in May 2026, a -34.2% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 36 | 13 |
| July 2025 | 38 | 13 |
| August 2025 | 29 | 7 |
| September 2025 | 28 | 12 |
| October 2025 | 30 | 15 |
| November 2025 | 26 | 6 |
| December 2025 | 21 | 7 |
| January 2026 | 24 | 11 |
| February 2026 | 19 | 10 |
| March 2026 | 21 | 14 |
| April 2026 | 23 | 21 |
| May 2026 | 25 | 17 |
Redfin, through May 2026
How does Beachwood compare to Ohio and the U.S.?
Beachwood homes sell for $620,000 — 119% above the Ohio median of $282,600. Against the national median of $410,700, Beachwood runs 51% higher. Year-over-year, Beachwood moved +50.2% against Ohio's +5.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Beachwood, OH | $620,000 | +50.2% | 23 days |
| Ohio statewide | $282,600 | +5.4% | 36 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Beachwood
What buyers should watch
- Months of supply, currently 1.9. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 24.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $506 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $505,277 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Beachwood listing goes under contract in 23 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 100.5% of asking. Price at the number you want and let competition do the rest.
- In the last published month Beachwood added 17 new listings against 13 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +4.1% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Beachwood varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Beachwood
There are currently 25 homes listed for sale in Beachwood, Ohio. The median listing price is $495K. Featured listings range from $349,999 to $875,000.
$399,000
2619 S Green Rd
Beachwood, OH
3 bd3 ba3,044 sqft$131/ft²
House9,649 sqft lot
View photos & details
$419,900
4 Chelsea Ct
Beachwood, OH
2 bd3 ba2,298 sqft$183/ft²
Condo
View photos & details
$449,900
25844 Fairmount Blvd
Beachwood, OH
3 bd3 ba3,000 sqft$150/ft²
Condo
View photos & details
$499,000
23708 E Baintree Rd
Beachwood, OH
4 bd2 ba3,012 sqft$166/ft²
House7,802 sqft lot
View photos & details
$515,000
26570 Hendon Rd
Beachwood, OH
4 bd3 ba3,564 sqft$145/ft²
House20,639 sqft lot
View photos & details
$549,000
3431 Courtland Rd
Beachwood, OH
3 bd4 ba3,432 sqft$160/ft²
House5,780 sqft lot
View photos & details
$650,000
26421 N Woodland Rd
Beachwood, OH
3 bd3 ba0 sqft0
House1.20 acres
View photos & details
$719,500
2 Haverhill Ct
Beachwood, OH
3 bd5 ba3,624 sqft$199/ft²
House2,744 sqft lot
View photos & details
$749,900
4127 Averi Ln
Beachwood, OH
3 bd3 ba2,806 sqft$267/ft²
Townhouse2,962 sqft lot
View photos & details
$825,000
2 Salem Ct
Beachwood, OH
3 bd5 ba5,704 sqft$145/ft²
House2,701 sqft lot
View photos & details
$875,000
2425 Brian Dr
Beachwood, OH
5 bd4 ba4,600 sqft$190/ft²
House17,999 sqft lot
View photos & details
Looking to buy in Beachwood?
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Active listings
25
Homes on market
Median list price
$495K
Avg. days on market
23
Days until sale
New this week
17
Newly listed
Price drops:24.0%of listings
Sale-to-list:100.5%
How much do homes cost in Beachwood by property type?
How the Beachwood, OH market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $755,000 | $208/sq ft | 8 | 27 days |
| Condo / co-op | $345,000 | $180/sq ft | 5 | 23 days |
| Townhouse | $589,050 | $248/sq ft | 1 | 156 days |
Who lives in Beachwood?
American Community Survey estimates for Beachwood. U.S. Census ACS, 2023
Population
13,850
Households
6,042
Median income
$102,798/yr
Median age
49.3 years
Owner-occupied
55.3%
Median home value
$381,600
Median gross rent
$1,941/mo
Mean commute
20 min
55.3% of occupied homes in Beachwood are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $381,600 against Zillow's $505,277 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,941/mo, below Zillow's $2,165/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Beachwood?
5 schools tracked · 1,567 students
The largest public schools serving Beachwood, OH by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Beachwood High School
Grades 9-12 · 586 students
Hilltop Elementary School
Grades 3-5 · 321 students
Beachwood Middle School
Grades 6-8 · 316 students
Bryden Elementary School
Grades K-2 · 263 students
Fairmount Early Childhood Center
Grades PK · 81 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Beachwood, OH?
Ordered by distance from Beachwood, not by size. Compare Beachwood side by side with any of them.
Beachwood housing market FAQ
Is Beachwood a buyer's or seller's market?
Beachwood, OH is currently a strong seller's market. That read comes from 1.9 months of supply, homes going under contract in about 23 days, and sellers getting 100.5% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Beachwood?
The typical home in Beachwood, OH is worth $505,277 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $620,000, about $200 per square foot.
Is Beachwood cheaper than the rest of Ohio?
Beachwood's median sale price of $620,000 is 119% higher than the Ohio statewide median of $282,600, and 51% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Beachwood?
Homes in Beachwood, OH spent a median of 23 days on market before going under contract, versus 36 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Beachwood?
At the current 30-year fixed rate of 7.03%, 20% down on a $505,277 home is about $2,697 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $115,605 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $102,798.
Are home prices rising in Beachwood?
The typical home value in Beachwood, OH rose 4.1% over the last 12 months, from $485,517 to $505,277 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Beachwood?
Beachwood ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Beachwood?
That depends on your timeline, not on a headline. What the data says today: Beachwood, OH is a strong seller's market with 1.9 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 19.4x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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