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

West Newbury at a glance

Median single-family: $1,025,000; ▼ 4.7% vs. last year
Median condo: $682,000; ▼ 26.3% vs. last year
Days on market: 49; single-family, year to date
Sale vs. original list: 97.4%; single-family, year to date
Residential tax rate: $10.15; per $1,000, FY2026
Population: 4,680; 2024 Census estimate, +4.0% since 2020
To Boston: 31 mi; straight line to City Hall
MBTA rail & ferry: No MBTA rail station in town

West Newbury market · September 2026 year to date

The numbers, before the opinions.

West Newbury single-family and condo market, September 2026 year to date
Measure	Single-family	Condo
Median sale price	$1,025,000	$682,000
Change vs. last year	▼ 4.7%	▼ 26.3%
Sales closed	31	3
Median days on market	49	33
Sale price vs. original list	97.4%	98.9%
For sale at month end	6	1
Months of supply	1.8	0.8

Source: Massachusetts Association of REALTORS®, West 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 West Newbury?

By the usual rule of thumb (under about four months of supply favors sellers, over six favors buyers), the West Newbury single-family market was a strong seller's market, with 1.8 months of supply in the latest MAR report and homes selling for 97.4% of original list price on average. Individual streets, price ranges and property types can behave very differently.

Homes in West Newbury have sold for about 97.4% of their original list price on average, close to asking. Pricing near the market from day one is what keeps you there.
The median single-family home took about 49 days to sell. Plan your next move around that, plus about 30 to 60 days to close.

Get a home valuation in West Newbury · How I sell homes

Most West Newbury homes sell close to asking (97.4% of original list on average), so there's some room to negotiate, but rarely a lot on homes priced right.
With a median of about 49 days on market, you can be deliberate, and homes that have sat longer may have flexible sellers.
Condos in West Newbury had a median of $682,000 versus $1,025,000 for single-families. If the single-family budget is a stretch, a condo or a two-family can be a way in.

West Newbury homes for sale · How I help buyers

Side by side · September 2026 year to date

How does West Newbury compare with nearby towns?

West Newbury compared with the nearest towns I cover
Town	Median single-family	Median condo	Days on market	Tax rate (FY2026)
West Newbury	$1,025,000 ▼ 4.7%	$682,000	49	$10.15
Merrimac	$699,500 ▼ 2.2%	$460,000	46	$13.19
Groveland	$735,000 ▼ 1.0%	$544,500	40	$12.98
Haverhill	$615,000 ▲ 1.7%	$420,000	32	$10.61
Amesbury	$677,000 ▼ 8.2%	$425,000	32	$15.05
Georgetown	$765,000 ▼ 1.3%	$875,000	32	$13.76

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 West Newbury.

What is it like to live in West Newbury?

West Newbury is a small farming town on the south bank of the Merrimack River, just west of Newburyport. Orchards, horse farms and conservation land define it, and the town center is small and quiet.

What are West Newbury's neighborhoods like?

A quick orientation, not a ranking:

Area	What it's like	Worth a look if you want
West Newbury center	Town buildings, the library and older homes on Main Street (Route 113)	A small-town center
Along the Merrimack River	Homes near the river and conservation land	River views and trails
Outlying roads	Farms, orchards and larger lots	Space and a rural setting

What does housing look like in West Newbury?

Almost all single-family: antiques, colonials and newer homes on larger lots. Condos are rare. Many homes use septic systems, and some use private wells.

How is the commute from West Newbury to Boston?

No train station. Newburyport station is the nearest commuter rail. I-95 and I-495 are both close.

Where do people spend time in West Newbury?

Orchards and farm stands
Mill Pond Recreation Area
Trails along the Merrimack River

What should buyers and sellers know about West Newbury?

Septic and wells: plan inspections and testing.
Few sales: look at specific comparable sales, not the town median alone.
Pricing: homes have sold slightly below original list on average, so price carefully at launch.

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

Questions people actually ask.

How close is West Newbury to Newburyport?

It borders Newburyport to the east; downtown Newburyport is a short drive.

Does West Newbury have town water?

Parts of town do; other homes use private wells. Confirm for the property.

Monthly cost calculator

What would a West Newbury home cost per month?

Pre-filled with West 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 West Newbury

Three ways to start.

Buy in West Newbury

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

Buying with Xavier

Sell in West Newbury

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

Get a home valuation

Invest in West Newbury

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

Multifamily & investing

Quick answers about West Newbury.

What is the median home price in West Newbury, MA?

The median single-family sale price in West Newbury was $1,025,000 for September 2026 year to date, compared with $1,075,000 for the same period a year earlier. The median condo sold for $682,000. Source: Massachusetts Association of REALTORS® (MLS PIN data).

How fast are homes selling in West Newbury?

Single-family homes that sold in West Newbury during September 2026 year to date spent a median of about 49 days on market and sold for 97.4% of their original list price on average, according to MAR.

What is the property tax rate in West Newbury, MA?

West Newbury's FY2026 residential property tax rate is $10.15 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 $10,400 a year; your actual bill depends on the assessed value.

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

By the usual rule of thumb (under about four months of supply favors sellers, over six favors buyers), the West Newbury single-family market was a strong seller's market, with 1.8 months of supply in the latest MAR report and homes selling for 97.4% of original list price on average. Individual streets, price ranges and property types can behave very differently.

Is there a train from West Newbury to Boston?

There's no MBTA rail station in West Newbury. It's about 31 miles from Boston in a straight line; most residents drive or use a station in a nearby town.

Buying or selling here?

Interested in West 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 West 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 West Newbury, MA.