Newbury, MA Real Estate: Town Guide, Prices & Homes for Sale

Newbury at a glance

Median single-family: $930,000; ▼ 2.1% vs. last year
Median condo: $985,000; ▲ 15.9% vs. last year
Days on market: 34; single-family, year to date
Sale vs. original list: 101.2%; single-family, year to date
Residential tax rate: $7.51; per $1,000, FY2026
Population: 6,880; 2024 Census estimate, +2.3% since 2020
To Boston: 30 mi; straight line to City Hall
MBTA rail & ferry: No MBTA rail station in town

Newbury market · September 2026 year to date

The numbers, before the opinions.

Newbury single-family and condo market, September 2026 year to date
Measure	Single-family	Condo
Median sale price	$930,000	$985,000
Change vs. last year	▼ 2.1%	▲ 15.9%
Sales closed	58	5
Median days on market	34	60
Sale price vs. original list	101.2%	97.9%
For sale at month end	24
Months of supply	3.7

Source: Massachusetts Association of REALTORS®, Newbury Local Market Update (PDF, opens in a new tab) (MLS PIN data). Year-to-date figures except homes for sale and months of supply, which are for the latest month. A town median is a starting point; the right price is street by street.

What the numbers mean

Buying or selling in Newbury?

By the usual rule of thumb (under about four months of supply favors sellers, over six favors buyers), the Newbury single-family market was seller-leaning, with 3.7 months of supply in the latest MAR report and homes selling for 101.2% of original list price on average. Individual streets, price ranges and property types can behave very differently.

Single-family homes in Newbury have sold for 101.2% of their original list price on average this year. Well-priced homes are drawing full price or better, so the opening price matters more than room to negotiate.
The median single-family home took about 34 days to sell. Plan your next move around that, plus about 30 to 60 days to close.

Get a home valuation in Newbury · How I sell homes

Expect competition on the best homes in Newbury: the average single-family sold at 101.2% of original list. Have your pre-approval, inspection plan and walk-away number ready before you tour.
With a median of about 34 days on market, you'll usually have time for a second showing, but not forever.

Newbury homes for sale · How I help buyers

Side by side · September 2026 year to date

How does Newbury compare with nearby towns?

Newbury compared with the nearest towns I cover
Town	Median single-family	Median condo	Days on market	Tax rate (FY2026)
Newbury	$930,000 ▼ 2.1%	$985,000	34	$7.51
Newburyport	$1,050,000 ▼ 10.6%	$760,000	33	$9.26
Rowley	$929,950 ▼ 2.4%	$430,000	32	$12.09
Salisbury	$731,000 ▲ 5.2%	$559,900	49	$9.93
Ipswich	$895,000 ▼ 1.4%	$672,500	55	$10.78
Amesbury	$677,000 ▼ 8.2%	$425,000	32	$15.05

Year-to-date medians from each town's MAR Local Market Update; tax rates per $1,000 from the Mass. Division of Local Services. Nearby = closest town centers among the towns I cover.

Town guide

What it's like to live in Newbury.

What is it like to live in Newbury?

Newbury is one of the oldest towns in Massachusetts and one of the most varied. It stretches from the beach on Plum Island across the Great Marsh to the farms and woods of Byfield. Much of the coast is protected, including the Parker River National Wildlife Refuge.

What are Newbury's neighborhoods like?

A quick orientation, not a ranking:

Area	What it's like	Worth a look if you want
Plum Island (Newbury side)	Beach houses and cottages, some year-round, some seasonal	Living on the beach
Old Town	Historic homes near the Newburyport line and the Lower Green	History and proximity to Newburyport
Byfield	A village in the western part of town with farms and woods	A rural setting

What does housing look like in Newbury?

Mostly single-family, from beach cottages on Plum Island to antiques in Old Town and colonials and farmhouses in Byfield. Condos are limited. Many homes use septic systems; parts of Plum Island have public water and sewer.

What should you know about buying on Plum Island?

Plum Island is beautiful, and it's exposed. Parts of the island have dealt with serious beach erosion and storm damage. Check FEMA flood zones, flood insurance costs, the dune and erosion situation for the specific street, and any town or state restrictions on building before you make an offer.

How is the commute from Newbury to Boston?

Newbury has no station of its own; Newburyport station is close to Old Town. Route 1 and I-95 are the main roads.

Where do people spend time in Newbury?

Parker River National Wildlife Refuge
Plum Island beaches
The Great Marsh, by kayak
Farms and farm stands in Byfield

What should buyers and sellers know about Newbury?

Coastal risk: flood insurance and erosion matter on Plum Island.
Septic: common outside Plum Island; plan for Title 5.
Low tax rate: Newbury's residential rate is one of the lowest in the area; run the calculator on this page.

For public school information, see the Massachusetts Department of Elementary and Secondary Education's school and district profiles (the Triton Regional School District).

Questions people actually ask.

Is Plum Island part of Newbury or Newburyport?

Both. The island is split between the two municipalities, and most of the southern end is the wildlife refuge.

Is flood insurance required on Plum Island?

Often, if the home is in a high-risk flood zone and you have a federally backed mortgage. Get a quote before you make an offer.

Monthly cost calculator

What would a Newbury home cost per month?

Pre-filled with Newbury's median single-family price and its FY2026 tax rate. Change anything. This is an estimate for planning, not a loan quote.

How I help in Newbury

Three ways to start.

Buy in Newbury

What homes here actually sell for, what they cost to own, and an offer strategy you can defend.

Buying with Xavier

Sell in Newbury

A price grounded in Newbury sales, a plan for what to fix, and a clear read on every offer.

Get a home valuation

Invest in Newbury

Two- and three-families run as numbers: rents, expenses, financing, and condition.

Multifamily & investing

Quick answers about Newbury.

What is the median home price in Newbury, MA?

The median single-family sale price in Newbury was $930,000 for September 2026 year to date, compared with $950,000 for the same period a year earlier. The median condo sold for $985,000. Source: Massachusetts Association of REALTORS® (MLS PIN data).

How fast are homes selling in Newbury?

Single-family homes that sold in Newbury during September 2026 year to date spent a median of about 34 days on market and sold for 101.2% of their original list price on average, according to MAR.

What is the property tax rate in Newbury, MA?

Newbury's FY2026 residential property tax rate is $7.51 per $1,000 of assessed value (Massachusetts Division of Local Services). On a home assessed at the median single-family sale price, that's roughly $6,980 a year; your actual bill depends on the assessed value.

Is it a buyer's or seller's market in Newbury, MA?

By the usual rule of thumb (under about four months of supply favors sellers, over six favors buyers), the Newbury single-family market was seller-leaning, with 3.7 months of supply in the latest MAR report and homes selling for 101.2% of original list price on average. Individual streets, price ranges and property types can behave very differently.

Is there a train from Newbury to Boston?

There's no MBTA rail station in Newbury. It's about 30 miles from Boston in a straight line; most residents drive or use a station in a nearby town.

Buying or selling here?

Interested in Newbury?

Tell me what you're weighing: a street, a price range, a timeline. I'll send the recent sales that matter and what I'd watch for in Newbury specifically.

Talk with Xavier Text (978) 539-9512 Email me

More Salem & the North Shore towns

Sources: market figures, Massachusetts Association of REALTORS®, Local Market Update (data: MLS PIN; © ShowingTime Plus); tax rate, Massachusetts Division of Local Services, Municipal Databank, Tax Rates by Class; population, U.S. Census Bureau, Vintage 2024 population estimates for cities and towns; stations, MBTA (V3 API); distance, OpenStreetMap Nominatim (town center); miles are straight-line to Boston City Hall. Numbers retrieved 2026-10-21.

Living in Newbury, MA.