Buyers leaving Boston for Newburyport usually want a detached house, and that's the one Newburyport property type that got cheaper this year. The single-family median fell 10.2% to $1,167,035 over the 90 days ending September 30, 2026, based on 43 sales. Over the same window, the all-homes median rose 10.6%, and condos rose by a smaller margin (based on 11 condo sales; treat with caution).
That split matters. The house hunter arrives with negotiating room the condo or townhouse hunter doesn't have. The main trade-off for that space is the commute and a lack of car-free options. You give up city convenience for square footage and coastal access.
Key takeaway
If you're leaving Boston for more space, Newburyport's detached houses are where buyers have room to negotiate right now. The single-family median fell over the past year. If you want a smaller footprint, a Newburyport condo costs far less than a house but sits in a rising, competitive market. Boston remains the better pick if a car-free daily commute matters more than square footage.
Who this guide is for
You're deciding whether to buy in Boston or move to Newburyport on the coast to the north, and whether the extra space and shoreline are worth a longer trip into the city.
Home prices in Newburyport vs Boston
Comparing these two markets requires looking at different data sources. Redfin's Data Center reports that over the three months ending September 2026, the median sale price for all home types in the city of Boston was $840,600, up 1.9% year-over-year.
The Newburyport figures below come from a separate feed, so compare the general direction and rough price gap rather than exact dollars. What the local numbers show is a distinct split depending on which property type you're after.
Single-family homes
This is where a Boston buyer gets the most from the move. You gain a detached house and yard that Boston's single-family market rarely offers at a comparable price point. With 3.4 months of supply, buyers can take their time and negotiate on houses that have sat on the market.
That said, negotiating room is uneven. A falling median partly reflects which houses happened to sell, not a citywide discount. The best-located houses still get bid up, and nearly 4 in 10 Newburyport houses sold over asking. Negotiating room has to be judged one listing at a time.
Condos
This is the lowest entry point and the closest swap for someone keeping a city-sized footprint. The median sale price sits at $529,946, based on 11 recent sales. Almost half of Newburyport condos sold over asking, even though the overall sale-to-list ratio was 99%, which points to a split between bidding wars and discounts in a thin market.
Prices are rising and the sample is tiny, so there's less room to negotiate and the median can swing on a few sales. Dues, reserves and rental rules vary by building. Ask each association for current figures rather than relying on any range.
Townhouses
In Newburyport, townhouses cost more per square foot than detached houses. Based on 13 sales, the townhouse median hit $584 per square foot, compared to $568 for single-family homes.
Townhouses also have the tightest supply of any property type here. You're paying a per-foot premium and a monthly fee in exchange for less upkeep. Ask each association for current monthly dues and the latest reserve study before making an offer.
Newburyport home prices at a glance
The figures below reflect Redfin data for Newburyport only, covering the 90 days ending September 30, 2026.
- All homes: median sale price $1,012,018, up 10.6% year over year (67 sales)
- All homes: median 29 days on market, 100.3% sale-to-list, 37.9% sold above list
- All homes: 3.3 months of supply, 72 homes for sale, median $558 per square foot
- Single-family: median sale price $1,167,035, down 10.2% year over year, median $568 per square foot (43 sales)
- Single-family: median 30 days on market, 100.7% sale-to-list, 38.1% sold above list, 3.4 months of supply, 47 for sale
- Condo: median sale price $529,946, up 8.7% year over year, median $486 per square foot (based on only 11 condo sales; treat with caution)
- Condo: median 20 days on market, 99% sale-to-list, 45.4% sold above list, 3.1 months of supply, 12 for sale
- Townhouse: median sale price $995,012, up 8.7% year over year, median $584 per square foot (based on only 13 townhouse sales; treat with caution)
- Townhouse: median 29 days on market, 100.1% sale-to-list, 30.7% sold above list, 2.4 months of supply, 11 for sale
Commute from Newburyport to Boston
Living in Newburyport changes how you budget time and money for work. If you need to reach a Boston office, you have two main options: the highway or the train. The daily trip into the city sets the shape of your routine, so it's worth thinking through both before you fall in love with a listing.
Review our guide to getting around and commuting for a complete look at local transit.
Commuter rail to North Station
Newburyport is the last stop on the MBTA Newburyport/Rockport Line. The station sits in Commuter Rail Fare Zone 8, where monthly passes range from $90.00 to $426.00 depending on your origin and destination zones. The station offers 814 parking spaces with a $4.00 daily fee.
Trains run on a fixed schedule, and North Station isn't near every Boston office. Late nights in the city can mean a car or a costly ride. Check the current MBTA schedule for the exact trains you'd take, including the last outbound train, because schedules change.
Driving to Boston
Drivers typically take I-95 and Route 1 south into the city. The highway gives you flexibility the train schedule doesn't, especially for off-peak travel or late evenings.
Rush-hour times can run well past the off-peak figures, and parking in Boston adds a daily cost. Drive the commute at your actual rush hour before you commit.
Daily life in Newburyport vs Boston
The pace of life shifts noticeably when you move north. You can read about local schools and review state DESE district profiles to see how education options compare. Confirm school assignment with the district rather than relying on listing descriptions.
For information on local crime data and how it's measured, see our safety page. Day-to-day routines here revolve around a small commercial center and the coast.
Downtown Newburyport vs city neighborhoods
The area features a compact, walkable brick downtown around Market Square, rebuilt after the Great Fire of 1811. It's the closest thing to a Boston neighborhood feel you'll find here, but at a much smaller scale.
Fewer restaurants, fewer shops, fewer late options than Boston. Summer crowds strain parking. Older houses may also face historic review: in May 2026, the City Council voted on first reading to extend the demolition delay from 12 to 18 months for primary structures 75 years or older. Ask the City of Newburyport whether a house is subject to this review before planning any exterior changes.
Plum Island and outdoor space
Newburyport trades Boston's urban parks for ocean beaches and refuge land. Most of Plum Island is protected as the Parker River National Wildlife Refuge, which occupies the southern two-thirds of the island.
Refuge beaches close seasonally from April 1 to early August to protect nesting shorebirds like piping plovers. Summer weekends also bring heavy traffic onto the island. Worth knowing before you price proximity to the water.
What you give up leaving Boston
Leaving the city means losing immediate access to major venues, a wide dining range, and late-night transit. You also lose the ability to handle most daily errands on foot. Read our job market page if you're hoping to work locally rather than commute.
Replacing city convenience usually means relying on a car for most errands and evenings out. That's a cost that rarely shows up in a price comparison.
Carrying costs beyond the price
Your monthly payment involves more than principal and interest. Two specific costs often catch buyers off guard when they move from Boston: property taxes and flood insurance. Depending on which house you choose, either one can shift your budget more than the sticker price suggests.
Read our full cost of living breakdown to see how utilities and groceries compare.
Property taxes
The City of Newburyport's Fiscal Year 2026 tax rate is $9.26 per $1,000 of assessed value, applied uniformly to all properties. Boston's FY2026 residential rate is higher at $12.40 per $1,000, but Boston owner-occupants can use a 35% residential exemption that saves up to $4,353.74.
That exemption can narrow the tax gap more than the raw rates suggest. See our property taxes page for a deeper look at the math. The rate isn't the bill, so ask for the property's actual current tax bill.
Flood insurance near the water
The city's official flood map identifies high-risk AE, AO, and VE zones covering Plum Island and the waterfront, with current maps effective July 8, 2025. This is an insurance cost a Boston condo owner may never have priced.
Premiums depend on the specific property and can change after a map update. Look up the address on the FEMA Flood Map Service Center and get a flood insurance quote before making an offer near the water.
How to decide between Newburyport and Boston
How many days a week do you need to be in Boston? If it's five, and you want to do it without a car, read the commuter rail section first. The train schedule decides this move more than the home price does. If it's two or three, the decision comes down to the property type you want.
Are you trading a Boston condo for a detached house, or staying in a condo? If you want a detached house with a yard and room to negotiate, start with Newburyport single-family homes. If your budget is closer to the condo median and you want the lowest entry price with a walkable downtown, start with Newburyport condos, but expect competition. Check the townhouse figures before assuming a townhome is the cheaper middle option.
If you're looking at Plum Island or near the water, check the flood insurance requirements before you price the monthly payment. If you decide you want a daily car-free commute and city amenities within walking distance, Boston remains the better pick. I can help you compare specific listings in either market when you're ready to look.
Frequently asked questions
Which airport is closest to Newburyport, MA?
Boston Logan is the primary airport for the area. C&J Bus Lines operates scheduled service from Newburyport to Logan that takes roughly 49 minutes. Check the current bus schedule for exact departure times.
Is Newburyport an affluent area?
The median sale price for all homes in Newburyport was $1,012,018 over the 90 days ending September 30, 2026. By comparison, Redfin data for the same period shows the city of Boston's all-homes median at $840,600.
Is Newburyport, MA a good place to live?
It depends on what you prioritize in a location. It suits a buyer who values space, coastal access, and a small walkable downtown more than a car-free city commute. You can weigh the full list of factors on our pros and cons page.
Sources
- Redfin: Data Center
- Wikipedia: Newburyport station
- Newburyport FY2026 Tax Rates
- Boston City Council Sets Tax Classification
- City of Newburyport: FEMA Flood Maps 2025
- U.S. Fish and Wildlife Service: Parker River Activities
- Wikipedia: Market Square Historic District
- City of Newburyport: Historical Commission
- C&J Bus Lines: Taking C&J's Bus to Logan Airport
