Newburyport's market splits the same way a New Yorker's decision does. The walkable condo segment is contested: 45.4% of condos sold above list in the 90 days ending September 30, 2026, based on 11 sales.
Key Takeaway
If you're leaving New York City for more space, Newburyport's single-family homes are where buyers currently have an advantage, with prices down over the past year. If you'd rather keep a walk-to-everything routine, downtown condos are the closer match to city life, but they're a scarcer and more contested market. Either way, New York stays reachable through Boston by train, just not as a quick hop.
Who This Guide Is For
You're weighing a move between New York City and Newburyport and need to decide whether trading city access for space and a smaller market works for you, and if it does, what kind of home to target.
How Newburyport and New York City Compare
Newburyport is a small coastal city in Essex County with a 2020 Census population of 18,289. New York City has 8.8 million people. Daily life and local transportation here run on a car more than a subway system, and Boston becomes your nearby big city for work and entertainment.
If you have children, confirm the school assignment for a specific address directly with Newburyport Public Schools.
Newburyport vs New York City Home Prices
Newburyport's condo median is $486 per square foot, and the single-family median is $568 per square foot. On a $1,000,000 budget, the condo figure works out to roughly 2,060 square feet and the single-family figure to roughly 1,760 square feet.
These are rough averages, and price per foot varies by home. Look up current price-per-foot data for your specific New York City neighborhood. That per-foot gap determines how much space you gain.
Buying a House in Newburyport After New York City
Single-family houses and townhomes offer the square footage that replaces an apartment.
Newburyport house prices fell over the past year even as condo prices rose. The all-homes median rose only because of the sales mix, so the headline "prices are up" number doesn't describe the house market at all.
Single-Family Homes
Single-family homes are the segment with negotiating room right now. Prices fell 10.2% year over year in the 90 days ending September 30, 2026. A buyer can ask for concessions or pricing below asking on homes that have sat on the market.
The advantage isn't universal. 38.1% of single-family homes still sold above asking, and well-kept homes near downtown draw competing offers. Many of these are older properties, so plan a thorough home inspection. What you give up is the maintenance-free lifestyle of an apartment building.
Townhouses
Townhouses are a middle option for someone who wants more room than a condo without maintaining a yard. They have the tightest supply of any home type, at 2.4 months of supply based on 13 recent sales. They also cost more per square foot than detached houses. You pay a premium for low maintenance and should expect few choices at any given time.
The added monthly cost and association rules are real considerations. Before you get far into a deal, ask the HOA for:
- current monthly dues and what they cover
- the reserve study
- any planned special assessments
Walkable Living in Newburyport
At the end of September 2026, there were only 12 condos for sale in the entire city. Buyers who want to keep a car-light routine usually look near the center of town, where inventory is tightest. Walkability here means competing for a small pool of homes.
Condos
Condos offer the lowest entry price in town. The median sale price is $529,946, based on a small sample of 11 recent sales. With so few listings, waiting for the right unit can take months.
Monthly fees vary by building. Ask for the same HOA documents listed under Townhouses, plus the building's budget. If you're financing with FHA, check whether the condo project is on HUD's FHA-approved condominium list.
Downtown Newburyport
Downtown is the densest, most city-like part of Newburyport, with shops and restaurants around Market Square. Much of its brick commercial center was rebuilt after the Great Fire of 1811. The Market Square Historic District includes the Custom House and the 1823 Market House, with properties fronting State, Merrimac, Liberty, and Water Streets. Most housing here is condos and older multi-unit buildings.
Walkability comes with parking trade-offs. Ask whether a downtown condo includes deeded or assigned parking. Visit on a summer weekend as well as a winter weekday before deciding.
South End
The South End has quieter streets of historic houses within reach of downtown. It's a reasonable fit for someone who wants character and some walkability but more space than a downtown condo.
Historic homes can bring renovation limits and older heating or electrical systems. Before you plan any exterior changes, ask the City of Newburyport whether a historic property falls under local historic or demolition-review rules.
Joppa
Joppa is a compact residential neighborhood extending east of the South End along Water Street. It includes a small riverfront park and one remaining former clam shack. It suits buyers who want water views over immediate shop access.
Being near the water can mean flood exposure and real insurance costs. Look up any waterfront or Joppa address on FEMA's Flood Map Service Center and get a flood insurance quote before you make an offer.
Getting Between Newburyport and New York City
There's no direct rail line from Newburyport to New York City, so most public transit trips route through Boston. Travel times depend on your connection in Boston and the route you choose.
By Commuter Rail and Amtrak
Take the MBTA Newburyport/Rockport Line to North Station in Boston, cross to South Station or Back Bay, and take Amtrak to Penn Station. The North Station to South Station transfer adds time and a connection that can fail. A same-day round trip makes for a long day. Check current MBTA and Amtrak timetables before you plan a regular trip to New York City.
By Bus
If direct bus service to New York City is unavailable, you'll need to take a bus to Boston and transfer. Travel time depends on I-95 and Manhattan traffic. Check current carriers' routes, schedules and boarding locations before relying on this option.
By Car
Driving from Newburyport to Midtown Manhattan via I-95 covers approximately 237 miles and typically takes about 4 hours and 43 minutes. Parking in Manhattan is the hidden cost of driving. Price garage rates near where you'll stay before choosing this route.
Taxes and Living Costs in Newburyport vs New York City
Leaving New York City changes your income tax structure, so check it before you set a price ceiling on your home search. For tax year 2026, New York City resident income tax uses four progressive rates ranging from 3.078% to 3.876%. These apply on top of New York State's graduated tax.
Massachusetts charges a 5.00% personal income tax rate on long-term capital gains from dividends, interest, wages, and other income. Income exceeding $1,107,750 carries an additional surtax of 4%. Have a tax professional compare your New York City and Massachusetts income tax. This is not tax advice.
Property taxes, the daily cost of living, buyer closing costs, and mortgage rates and loan options all shape the monthly cost of a Newburyport home. Price them alongside income tax.
How to Decide Between Newburyport and New York City
If you need to be in New York City regularly, for work or otherwise, start with the travel section and price the round trip before you price homes. Homes within easy reach of the Newburyport commuter rail station make sense if you want regular trips back without driving. Reviewing the pros and cons of living in Newburyport can help organize your priorities.
If more room is the main reason you're leaving, the house section shows where you have the most room to negotiate.
If you want to keep doing most errands on foot, the walkability section covers downtown condos and the competition for them.
If your budget is built on New York take-home pay, read the tax section before you set a price ceiling. Reach out when you're ready to look at homes in person.
At a Glance
- All homes: median sale price $1,012,018, up 10.6% year over year; 67 homes sold (90 days ending Sept 30, 2026)
- All homes: median 29 days on market; median sale-to-list 100.3%; 37.9% sold above list (90 days ending Sept 30, 2026)
- All homes: 3.3 months of supply; 72 homes for sale; median $558 per sq ft (90 days ending Sept 30, 2026)
- Single-family: median sale price $1,167,035, down 10.2% year over year; 43 homes sold; median 30 days on market (90 days ending Sept 30, 2026)
- Single-family: median sale-to-list 100.7%; 38.1% sold above list; 3.4 months of supply; 47 for sale; median $568 per sq ft (90 days ending Sept 30, 2026)
- Condo (based on 11 sales, small sample): median sale price $529,946, up 8.7% year over year; median 20 days on market; median sale-to-list 99% (90 days ending Sept 30, 2026)
- Condo (based on 11 sales, small sample): 45.4% sold above list; 3.1 months of supply; 12 for sale; median $486 per sq ft (90 days ending Sept 30, 2026)
- Townhouse (based on 13 sales, small sample): median sale price $995,012, up 8.7% year over year; median 29 days on market; median sale-to-list 100.1% (90 days ending Sept 30, 2026)
- Townhouse (based on 13 sales, small sample): 30.7% sold above list; 2.4 months of supply; 11 for sale; median $584 per sq ft (90 days ending Sept 30, 2026)
Newburyport vs New York City FAQs
Is Newburyport a Good Place to Live If You're Leaving New York City?
It depends on whether you need daily city access. Every public transit trip to New York routes through Boston.
Why Is Newburyport so Expensive?
Limited supply keeps sellers in a strong position, with 3.3 months of supply and an all-homes median sale price of $1,012,018.
Is Newburyport an Affluent Area?
Home values are high, with an all-homes median of $558 per square foot and 37.9% of homes selling above list.
Why Is Newburyport Famous?
The city is known for its Federal-style brick buildings and maritime past. The Market Square Historic District was listed on the National Register of Historic Places in 1971.
What Is the Crime Rate in Newburyport?
Check the FBI Crime Data Explorer and Newburyport Police Department reporting for official statistics.
Is Newburyport, MA a City or a Town?
Newburyport is a coastal city in Essex County, Massachusetts, located about 35 miles northeast of Boston.
Is Newburyport in Massachusetts or New Hampshire?
Newburyport is in Massachusetts. It sits in Essex County in the northeastern part of the state, near the New Hampshire border.
What Hospital Is in Newburyport, MA?
Anna Jaques Hospital is a not-for-profit community hospital on Highland Avenue. It's part of Beth Israel Lahey Health and offers emergency care, a birth center, and cancer care. Confirm your insurance network covers it before you move.
Sources
- Redfin: Data Center
- US Census Bureau: QuickFacts Newburyport city, Massachusetts
- Rome2Rio: Newburyport to Manhattan
- Calculator Hub: New York Income Tax Calculator
- Mass.gov: Massachusetts tax rates
- Wikipedia: Market Square Historic District (Newburyport, Massachusetts)
- Mass.gov: Essex County Inventory, Newburyport Reconnaissance Report
- Wikipedia: Newburyport, Massachusetts
- Anna Jaques Hospital: About
