Living in West Newbury, MA: prices, taxes and commute
A rural town on the Merrimack River.
West Newbury's single-family median was $830,000 in September 2026 on only 3 sales, and $975,000 over the past 12 months, -6.7% from a year earlier. The FY2026 tax rate is $10.15 per $1,000. There is no MBTA subway or commuter rail station in West Newbury.
West Newbury by the numbers
Source: The Context Report No. 5 (October 2026), MLS PIN closed single-family sales for September 2026; Massachusetts DOR FY2026 tax rates. Carrying cost assumes 20% down on a 30-year fixed loan and excludes insurance, HOA and maintenance. Annual tax on the September median at the FY2026 rate is about $8,425 before any exemption.
Every issue of The Context Report for West Newbury
| Issue | Median | Sales | Carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| No. 1, June 2026 | $1,810,000 | 11 | $10,875 | $975,000 | +4.2% |
| No. 2, July 2026 (June 2026 sales) | $1,387,500 | 4 | $8,394 | $1,000,000 | +5.3% |
| No. 3, August 2026 (July 2026 sales) | $1,300,000 | 7 | $7,940 | $1,015,000 | +1.5% |
| No. 4, September 2026 (August 2026 sales) | $1,000,000 | 4 | $6,101 | $1,015,000 | -2.2% |
| No. 5, October 2026 (September 2026 sales) | $830,000 | 3 | $5,362 | $975,000 | -6.7% |
Homes in West Newbury
West Newbury's September single-family median of $830,000 ranked 6 of 15 Merrimack Valley towns with sales that month, above the regional middle of $679,500. The 12-month median of $975,000 is the steadier number, especially with so few sales in September. These figures cover single-family homes only; condos and multi-families are not included. Price depends heavily on the street and the house, so the town median is only a starting point. Ask us for recent sales of homes like yours.
Taxes and monthly cost
West Newbury's FY2026 residential rate is $10.15 per $1,000 of assessed value, down from $10.80 in FY2025. A home assessed at $830,000 would pay about $8,425 a year in property tax. West Newbury does not offer a residential exemption. See how that compares on our property tax rates by town page.
Getting around
- Transit: No MBTA rail station in town. Check mbta.com for the nearest commuter rail stations and any bus service.
- By car: Route 113 and I-95 nearby. Travel times vary a lot with traffic; test your own commute at rush hour.
Schedules change. Check mbta.com for current service before you count on a commute.
Schools, safety, water and flood data
We do not rate towns. These are the official sources, so you can look at the data yourself.
- Schools: Massachusetts DESE school and district profiles. Search for West Newbury to see enrollment, staffing, assessment results and more.
- Crime data: Massachusetts crime statistics, the state's public crime reporting site. The West Newbury police department also publishes local reports.
- Drinking water: EPA: find West Newbury's annual drinking water quality report (Consumer Confidence Report).
- Flood zones: FEMA Flood Map Service Center. Enter the address. If a home is in a high-risk flood zone, lenders will require flood insurance, so check before you make an offer.
Sources
- The Context Report No. 5 (October 2026)
- Massachusetts DOR FY2026 tax rates
Questions this page answers
What is the median home price in West Newbury, MA?
The single-family median in West Newbury was $830,000 in September 2026 on 3 sales, a small sample, so treat it with caution. Over the last 12 months it was $975,000, -6.7% from a year earlier.
What is the property tax rate in West Newbury?
West Newbury's FY2026 residential rate is $10.15 per $1,000 of assessed value, down from $10.80 in FY2025. The commercial rate is $10.15.
How do you get from West Newbury to Boston?
There is no MBTA subway or commuter rail station in West Newbury. Check mbta.com for the nearest commuter rail stations and parking in neighboring towns.
Is West Newbury a good place to live?
That depends on what you need. This page lays out prices, taxes, commute options and links to public school, crime, water and flood data so you can decide for yourself.
How much does it cost per month to own a home in West Newbury?
About $5,362 a month in principal, interest and property tax on the September median, with 20% down on a 30-year fixed loan. Insurance and maintenance are extra.