Beacon Hill
Homes for Sale in Port St Joe, FL
True comps, carrying-cost math, and listings before the portals.
Photo via CPAR MLS
As of September 2026, Beacon Hill in Port St Joe, FL has 2 homes for sale. Homes listed or recently sold were built 1900–2025 with 1 new construction.
With only one active listing against 74 homes total, Beacon Hill isn't a market you can read from current inventory alone — you're working from a thin snapshot, and whatever is listed right now effectively sets the tone for the whole community until more comes to market.
The homestead share sitting near one-in-five owners tells you this is a community weighted toward non-primary ownership — second homes, investment, or rental use are common here, which shapes how quickly things trade and how buyers should think about carrying costs versus a full-time residence.
The 60-Second Overview
Beacon Hill spans a wide construction era — homes built as early as 1900 sit alongside others finished as recently as 2023 — with a median build year around 2001 and a typical home just over 1,400 square feet.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Beacon Hill. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Beacon Hill
Beacon Hill
Beacon HillPhotos from CPAR MLS listings in Beacon Hill; content deemed reliable but not guaranteed.
Who Beacon Hill is best for.
Best for
- A buyer targeting a second home or investment property in a lower-homestead-share pocket
- Someone open to either an older, established home or newer construction within the same small area
- A buyer who wants a right-sized, lower-square-footage home rather than maximum square footage
Probably not for
- A buyer who needs a wide current selection of active listings to compare before deciding
- Someone specifically seeking built-in community amenities as part of the purchase
- A buyer who wants a straightforward, single-era subdivision with uniform home ages
The market around Beacon Hill
Beacon Hill is too small for its own price trend, so here is the market around it.
In ZIP 32456, 134 homes are on the market and 13% are under contract — a slower corner of Port St Joe.
Across Gulf County, 86 homes are active and 13 pending (13% under contract).
ZIP and county figures describe the wider market, not Beacon Hill specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Beacon Hill, Port St Joe
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Leon County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Leon County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Beacon Hill Market Scorecard
Beacon Hill is currently a thin data market. Limited supply, a median asking price of $359,450, and homes go under contract in about 112 days.
Typical home value in the 32456 ZIP is $479,381, about 30.3% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Beacon Hill
Live MLS inventory for Beacon Hill. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Beacon Hill listings as of 2026-09-12, priced high to low. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Beacon Hill on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from CPAR MLS. Map data © OpenStreetMap, tiles © CARTO.
The Beacon Hill buying strategy.
If we were buying in Beacon Hill today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Beacon Hill.
A Mixed-Era Pocket With Thin Current Supply
The building stock in Beacon Hill isn't uniform. A year-built range stretching from 1900 to 2023 means older, established homes sit alongside recent construction, and that mix matters for anyone comparing two listings that look similar on paper but sit a century apart in age and system condition. The median build year near 2001 puts the typical home at roughly a quarter-century old, which is worth factoring into inspection and update expectations rather than assuming everything here is new.
Home sizes cluster modestly — a median living area just over 1,400 square feet — which points to a community of right-sized, efficient homes rather than large-format construction. Combined with a homestead share around one-in-five, the ownership pattern here leans toward non-primary use. That's a meaningful signal: pricing and demand in this kind of pocket can behave differently than a community dominated by full-time owner-occupants, and buyers should weigh that when thinking about resale timing or rental potential.
The location and the amenities are priced into every listing in Beacon Hill. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market with a single active listing and no documented community amenities requires someone who can dig past the MLS surface — pulling comparable sales across the full 74-home base, not just what's currently for sale, to give you a realistic read on value and timing.
Beacon Hill in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Beacon Hill buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Beacon Hill sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beacon Hill, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beacon Hill home worth?
Get a no-obligation home value based on real comparable sales in Beacon Hill, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Beacon Hill on the map →
Should you buy in Beacon Hill?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Beacon Hill with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | CPAR MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | CPAR MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (9 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of CPAR MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the CPAR MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Beacon Hill fits the bigger picture — live prices, inventory, and Momentum Scores: