States · Ohio · Cuyahoga County

Beachwood, Ohio.

Typical home $499,480 (+5.0% in a year), asking rent $2,185 (+4.5%). Cleveland-Elyria, OH metro.

Property tax and schools in Beachwood

Beachwood’s own tax page → what a home here pays, who charges it, its levies and ballot, and its schools.

Beachwood is in Cuyahoga County, where its property tax is set. Its homes there are in 2 school districts: Beachwood City and Warrensville Heights City. Check your own bill.

What it costs per month · Beachwood $2,622/mo

to buy the typical home at today's mortgage rate — +$1,472 (+128%) since Jan 2020.

What the home itself did
1 year
Up $23,768 +5%
$475,712$499,480 since Sep 2025
5 years
Up $136,506 +38%
$362,974$499,480 since Sep 2021

Monthly payment to buy the typical home

Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.

$500 $1,000 $1,500 $2,000 $2,500 2002 2006 2010 2014 2018 2022 2026 Beachwood $2,622 Ohio $1,291 United States $1,922
$500 $1,000 $1,500 $2,000 $2,500 2002 2010 2018 2026
  • Beachwood$2,622
  • Ohio$1,291
  • United States$1,922

At the last five years' pace, a typical home here doubles in price every 11 years.

Typical home values in Beachwood, OH rose 5.0% over the past year — faster than the nation's +1.2%.

Asking rents in Beachwood, OH rose 4.5% over the past year — faster than the nation's +2.7%.

Owning the typical home in Beachwood runs $1,804/mo more than renting one — the widest that gap has been in this data.

That is $3,989 a month against $2,185 rent: a $2,622 mortgage payment, plus $833 property tax and $535 insurance & upkeep.

Owning vs renting — Beachwood

The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.

$2,000 $3,000 $4,000 2023 2024 2025 2026 Owning all in $3,989 Renting $2,185 Mortgage only $2,622
$2,000 $3,000 $4,000 2023 2024 2025 2026
  • Owning all in$3,989
  • Renting$2,185
  • Mortgage only$2,622

Property tax · $833/mo 2.00% of value a year — the ACS 2020-2024 median bill over the median home value for Cuyahoga County, OH

Insurance & upkeep · $535/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.

Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.

Living in Beachwood, Cuyahoga County, Ohio

Beachwood is a city of 14,040 people in Cuyahoga County. Half its households earn more than $106,748 a year and half less, against $64,468 across Cuyahoga County; 4% of its people live below the poverty line. 54% of its homes are lived in by their owners and 46% are rented. Unemployment in Cuyahoga County was 1.9% in August 2026, and the county had 1.8% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then professional services.

People 14,040 in the 2020 census; median age 48.4
Household income $106,748 the median, give or take $9,181 · Cuyahoga County: $64,468
Unemployment 1.9% Cuyahoga County, August 2026; 3.8% a year before
Homes 54% lived in by their owners; 46% rented

Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.

What it’s like

The place. Beachwood is a city of residents who are older than in most places, with incomes well above the county's and a very high share of adults holding a four-year degree. Fewer households own their homes than across much of the country, so renting is common alongside owning, and a typical home or apartment costs a good deal. Winters are cold, with January the coldest month and highs staying near freezing, while July brings warm days, and rain and melted snow fall through the year.

Work. Residents work mostly in schools, hospitals and social care, followed by professional and business services, banks, insurance and property, and shops. Health care is the backbone of local employment, and the largest workplaces in Beachwood include UH Ahuja Medical Center, The Cleveland Clinic Foundation and Beachwood City Schools. Commutes are fairly short, and a good number of residents work from home. Across Cuyahoga County, unemployment has fallen over the past year, though there are slightly fewer jobs than there were a year earlier.

Things to do. The Cleveland Museum of Art and the Cleveland Museum of Natural History are both a short drive away, as is the Cleveland Cultural Gardens, a park for walking. For a ball game, Progressive Field is also a short drive. Cuyahoga Valley National Park, a larger outing for hiking and time outdoors, is a longer drive.

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  • 5,930households
  • 65%of adults have a degree
  • 4%below the poverty line
  • 18 mintypical commute
  • 21%work from home

What residents work in

  • Schools, hospitals and social care37%
  • Professional and business services17%
  • Banks, insurance and property10%
  • Shops (retail)9%
  • Manufacturing6%
  • Other services6%

Employed residents by industry, from the Census survey. Cuyahoga County had 692,694 jobs in 2025, 1.8% fewer than the year before (Bureau of Labor Statistics).

Weather through the year

Average daily high and low for each month: coldest in January, 35° and 24°; warmest in July, 81° and 68° 20° 40° 60° 80° J 35° 24° F M A M J J 81° 68° A S O N D
Average daily high and low for each month: coldest in January, 35° and 24°; warmest in July, 81° and 68° 20° 40° 60° 80° J 35° 24° F M A M J J 81° 68° A S O N D

Coldest in January, with highs near 35° and lows near 24°; warmest in July, with highs near 81° and lows near 68°. About 33 inches of rain and melted snow a year.

Average daily high and low, 1991–2020, at the Cleveland Burke Airport weather station, 10 miles away (NOAA).

Largest employers in Beachwood

  1. University Hospitals Health System4,233
  2. Cleveland Clinic Foundation2,227
  3. Eaton Corporation842
  4. Menorah Park Center701
  5. Beachwood City School District525
  6. Select Employment Services507
  7. City of Beachwood423
  8. Lifetime Fitness Club388

From the City of Beachwood’s annual financial report for 2023, its schedule of principal employers (its source: “Estimates from the Regional Income Tax Agency based on the number of W-2's filed for the year”), as Ohio’s Auditor of State publishes it: the report. Employees as the report counts them.

Natural hazards

  1. Cold wavesRelatively high
  2. TornadoesRelatively moderate
  3. Winter weatherRelatively moderate

FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Beachwood’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.

From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Cuyahoga County and the Cleveland-Elyria, OH metro.

Beachwood home values

Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.

$200,000 $300,000 $400,000 $500,000 2018 2020 2022 2024 2026 Beachwood $499,480 Ohio $245,982 United States $366,157
$200,000 $300,000 $400,000 $500,000 2018 2022 2026
  • Beachwood$499,480
  • Ohio$245,982
  • United States$366,157

Sellers are cutting prices on about 1 in 4 Beachwood listings — the market is roughly in balance.

When this market ran hot

Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.

JFMAMJJASOND
2026
2025
2024
2023
2022
2021
2020
2019
2018
falling flat warming hot overheating runaway

Market heat, inside the city limits

Share of listings with a price cut

The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.

10% 20% 30% 40% 2018 2019 2020 2021 2022 2023 2024 2025 2026 Beachwood 25.26% United States 26.90%
10% 20% 30% 40% 2018 2022 2026
  • Beachwood25.26%
  • United States26.90%

Homes for sale

Active for-sale inventory. More supply hands power to buyers.

25 50 75 2018 2019 2020 2021 2022 2023 2024 2025 2026 Beachwood 41
25 50 75 2018 2022 2026
  • Beachwood41

New listings per month

Sellers arriving at the market.

8 10 12 15 18 2023 2024 2025 2026 Beachwood 10
8 10 12 15 18 2023 2024 2025 2026
  • Beachwood10

Zip codes with a Beachwood address

A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Beachwood — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.

Zillow publishes no zip-level series with this city on the address.