The story of this market
The typical home in ZIP 06403 sells for about $493,000, or $238 per square foot.
Prices are up +10.23% from a year ago, so sellers still have some momentum. Homes take about 31 days to sell. HUD's fair market rent for a two-bedroom is $1,921 a month.
ZIP 06403 — Beacon Falls
The 06403 housing market is characterized by low inventory and strong buyer demand, leading to a competitive seller's market. Prices have seen steady year-over-year growth, driven by limited supply and the area's appeal to families seeking suburban living. The market remains stable with homes selling relatively quickly at or above asking price.
This ZIP is ideal for family buyers and commuters seeking a quiet, suburban lifestyle with good access to regional employment centers while maintaining a small-town community feel.
Median prices moved up 10.2% year over year.
Homes spend a median of 31 days on market with 0.8 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 102.6% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.5% · poverty 2.1% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 06403, New Haven County, CT
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Beacon Falls is generally considered a safe, small-town community with crime rates significantly lower than the regional averages found in nearby larger urban centers like Waterbury.
The area is served by the Region 16 School District, which is generally regarded as providing a stable and quality educational environment for local families.
The area is subject to standard New England climate risks, including winter storm exposure and localized flood risks near the Naugatuck River; property insurance remains standard for the region.
Economic momentum is driven by its proximity to the Naugatuck Valley employment corridor, with ongoing residential development and a focus on maintaining its small-town character.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Connecticut) — Municipal Real Property Tax Assessment & Mill Rate Mechanics: Under C.G.S. § 12-62a, all taxable real property is assessed uniformly at a mandatory 70% assessment ratio of its fair market value (FMV). Real property tax is computed annually using the formula: Assessed Value = Fair Market Value × 0.
Residents primarily commute via Route 8, providing direct access to employment hubs in Waterbury to the north and the Bridgeport/New Haven corridor to the south.
The area features access to the Naugatuck State Forest and various local parks, offering extensive hiking, fishing, and outdoor recreation opportunities within a short drive.
The rental market is tight with low vacancy pressure, primarily consisting of single-family home rentals and small-scale multi-family units, with limited short-term rental presence.
The local economy is supported by a mix of small businesses and proximity to the industrial and service-sector employers in the Naugatuck Valley.
Transportation is heavily reliant on private vehicles, with Route 8 serving as the primary arterial highway for regional connectivity.
Development is focused on controlled residential growth and infrastructure maintenance to support the existing population density.
The town assessor manages property valuations based on periodic revaluations required by Connecticut state law.
Parcels are subject to the Region 16 School District and local municipal utility districts for water and sewer services.
Property insurance premiums are stable, reflecting the area's moderate risk profile for natural disasters.
Connecticut has seen modest net domestic migration shifts, with suburban towns like Beacon Falls attracting families from higher-cost urban areas.
Connecticut is a judicial foreclosure state, requiring court intervention for all foreclosure proceedings.
Sellers are required to provide a standard residential property condition disclosure report to buyers at the time of sale.
Data retrieved from data.census.gov ZCTA 06403 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Large state-managed forest offering extensive hiking and outdoor recreation.
Local facility for youth sports and community gatherings.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.