Merrimack Valley · Town guide
Living in Newburyport, MA.
A historic seaport city at the mouth of the Merrimack with a walkable brick downtown, Plum Island beaches, and a commuter rail terminal.
Newburyport at a glance
- Median single-family
- $1,040,000
- ▼ 15.0% vs. last year
- Median condo
- $727,500
- ▲ 5.1% vs. last year
- Days on market
- 34
- single-family, year to date
- Sale vs. original list
- 99.9%
- single-family, year to date
- Residential tax rate
- $9.26
- per $1,000, FY2026
- Population
- 19,163
- 2024 Census estimate, +4.8% since 2020
- To Boston
- 33 mi
- straight line to City Hall
- MBTA rail & ferry
- Commuter rail
Newburyport market · August 2026 year to date
The numbers, before the opinions.
| Measure | Single-family | Condo |
|---|---|---|
| Median sale price | $1,040,000 | $727,500 |
| Change vs. last year | ▼ 15.0% | ▲ 5.1% |
| Sales closed | 74 | 72 |
| Median days on market | 34 | 44 |
| Sale price vs. original list | 99.9% | 98.8% |
| For sale at month end | 38 | 19 |
| Months of supply | 3.5 | 1.9 |
Source: Massachusetts Association of REALTORS®, Newburyport 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.
Side by side · August 2026 year to date
How does Newburyport compare with nearby towns?
| Town | Median single-family | Median condo | Days on market | Tax rate (FY2026) |
|---|---|---|---|---|
| Newburyport | $1,040,000 ▼ 15.0% | $727,500 | 34 | $9.26 |
| Amesbury | $680,000 ▼ 6.8% | $424,000 | 28 | $15.05 |
| Groveland | $732,500 ▼ 5.5% | $559,000 | 40 | $12.98 |
| Ipswich | $897,500 ▼ 3.8% | $675,000 | 59 | $10.78 |
| Haverhill | $615,000 ▲ 2.1% | $423,250 | 33 | $10.61 |
| Hamilton | $850,000 ▼ 10.3% | $806,250 | 27 | $15.04 |
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 Newburyport.
What is it like to live in Newburyport?
Newburyport is a historic seaport with a brick downtown, Federal-style homes on High Street, a waterfront boardwalk, and Plum Island's beaches and wildlife refuge nearby.
It's one of the most desirable small cities north of Boston, with a median above $1 million through August 2026.
What are Newburyport's neighborhoods like?
A quick orientation, not a ranking:
| Area | What it's like | Worth a look if you want |
|---|---|---|
| Downtown & the waterfront | Brick storefronts, restaurants, and the boardwalk | Walkability |
| High Street | Historic Federal-era homes | Character and history |
| South End & North End | Historic neighborhoods near downtown | Older homes near the center |
| Plum Island | Barrier island with beach homes | Beach living |
What does housing look like in Newburyport?
Newburyport has historic single-families, condos in older buildings and newer developments, and beach homes on Plum Island. Historic homes need specialized care.
How is the commute from Newburyport to Boston?
Newburyport has a commuter rail station, the terminal of the Newburyport/Rockport Line into North Station. I-95 runs along the city.
Where do people spend time in Newburyport?
- The downtown waterfront and boardwalk
- Plum Island and the Parker River National Wildlife Refuge
- The Clipper City Rail Trail
What should buyers and sellers know about Newburyport?
- Plum Island and low-lying areas face flood and erosion risk; check insurance costs carefully.
- Historic homes may be in historic districts with review requirements.
- Parking downtown is limited in summer.
For public school information, see the Massachusetts Department of Elementary and Secondary Education's school and district profiles (Newburyport Public Schools).
Questions people actually ask.
Does Newburyport have a train to Boston?
Yes. Newburyport is the terminal of the MBTA's Newburyport/Rockport commuter rail line into North Station.
Is Plum Island risky to buy on?
Plum Island has real flood and erosion exposure. Check flood zones, insurance costs, and the specific property's history before buying.
MBTA stations in Newburyport
- Commuter rail: Newburyport (Newburyport/Rockport Line)
Monthly cost calculator
What would a Newburyport home cost per month?
Pre-filled with Newburyport'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 Newburyport
Three ways to start.
Buy in Newburyport
What homes here actually sell for, what they cost to own, and an offer strategy you can defend.
Buying with XavierSell in Newburyport
A price grounded in Newburyport sales, a plan for what to fix, and a clear read on every offer.
Get a home valuationInvest in Newburyport
Two- and three-families run as numbers: rents, expenses, financing, and condition.
Multifamily & investingQuick answers about Newburyport.
What is the median home price in Newburyport, MA?
The median single-family sale price in Newburyport was $1,040,000 for August 2026 year to date, compared with $1,223,500 for the same period a year earlier. The median condo sold for $727,500. Source: Massachusetts Association of REALTORS® (MLS PIN data).
How fast are homes selling in Newburyport?
Single-family homes that sold in Newburyport during August 2026 year to date spent a median of about 34 days on market and sold for 99.9% of their original list price on average, according to MAR.
What is the property tax rate in Newburyport, MA?
Newburyport's FY2026 residential property tax rate is $9.26 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 $9,630 a year; your actual bill depends on the assessed value.
Is there public transit from Newburyport to Boston?
Yes. MBTA service in Newburyport: commuter rail: Newburyport (Newburyport/Rockport Line). Check the MBTA's current schedules for times.
MLS listings
Newburyport homes for sale right now.
Active and coming-soon listings in Newburyport, through my Ruuster home search. Save a search to hear about new ones as they come on.
Search provided by Ruuster via HomeBase. Open the full Newburyport search in a new tab (opens in a new tab). Listing information is deemed reliable but not guaranteed.
Buying or selling here?
Interested in Newburyport?
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 Newburyport specifically.
More Merrimack Valley towns
- Haverhill
- Lowell
- Lawrence
- Methuen
- Andover
- North Andover
- Dracut
- Chelmsford
- Tewksbury
- Billerica
- Groveland
- Amesbury
- All 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 2026-09-25.