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Featured local agent — West Newbury, MA
Sarah Mitchell
Compass Real Estate · West Newbury, MA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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West Newbury, MA Housing Market
The typical home in West Newbury, MA is worth $949,156, held roughly flat 0.3% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $1.15M, -4.6% year over year (through May 2026). With 1.0 months of supply and homes going under contract in about 20 days, West Newbury is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $949,156 home is about $5,067/mo in principal and interest.
Key numbers for West Newbury, MA
Typical home value
$949,156
-0.3% in 12 months
Zillow, August 2026
Median sale price
$1.15M
-4.6% year over year
Redfin, through May 2026
Days on market
20
Fast-moving
Redfin, through May 2026
Active listings
5
1.0 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Sale-to-list ratio
99.2%
Selling below asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is West Newbury a buyer's or seller's market?
West Newbury, MA is a seller's market, based on 1.0 months of supply and homes selling in about 20 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the West Newbury housing market data show?
Every row below is Redfin's final published month for West Newbury, MA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $1.15M |
| Median list price | $1.27M |
| Year-over-year price change | -4.6% |
| Median price per sq ft | $431/sq ft |
| Median days on market | 20 days |
| Active inventory | 5 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 99.2% |
| Homes sold (that month) | 5 |
| New listings (that month) | 4 |
| Listings with a price cut | 40.0% |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for West Newbury is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in West Newbury is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have West Newbury home prices moved?
Over the last three years the median sale price in West Newbury, MA rose 41.9%, from $807,000 to $1.15M. The live Zillow value series has held roughly flat 0.3% in the last 12 months, which is the more current read now that Redfin's series has stopped. 40.0% of West Newbury listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 1.0 months while the sale-to-list ratio slips below its current 99.2%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in West Newbury?
Priced off the typical home value of $949,156 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $189,831 | $759,325 | $5,067/mo |
| 5% | $47,458 | $901,698 | $6,017/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $5,067, that implies roughly $217,162 a year before you add taxes and insurance. We do not hold a Census income figure for West Newbury, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in West Newbury in the next 12 months?
Tell us your timeline. We send the West Newbury market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in West Newbury?
Zillow does not publish a rent index (ZORI) for West Newbury, MA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in West Newbury?
Active listings in West Newbury, MA went from 6 in February 2025 to 5 in May 2026, a -16.7% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| March 2025 | 5 | 6 |
| April 2025 | 8 | 7 |
| May 2025 | 13 | 7 |
| July 2025 | 11 | 4 |
| September 2025 | 12 | 6 |
| October 2025 | 7 | 3 |
| November 2025 | 6 | 4 |
| December 2025 | 4 | not published |
| February 2026 | 4 | 3 |
| March 2026 | 5 | 5 |
| April 2026 | 9 | 8 |
| May 2026 | 5 | 4 |
Redfin, through May 2026
How does West Newbury compare to Massachusetts and the U.S.?
West Newbury homes sell for $1.15M — 66% above the Massachusetts median of $688,100. Against the national median of $410,700, West Newbury runs 179% higher. Year-over-year, West Newbury moved -4.6% against Massachusetts's +0.8% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| West Newbury, MA | $1.15M | -4.6% | 20 days |
| Massachusetts statewide | $688,100 | +0.8% | 21 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in West Newbury
What buyers should watch
- Months of supply, currently 1.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 40.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $950 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $949,156 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median West Newbury listing goes under contract in 20 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 99.2% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month West Newbury added 4 new listings against 5 sales — more clearing than arriving, which is the better window to list.
- Your equity moved -0.3% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside West Newbury varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in West Newbury
There are currently 5 homes listed for sale in West Newbury, Massachusetts. The median listing price is $1.3M.
Active listings
5
Homes on market
Median list price
$1.3M
Avg. days on market
20
Days until sale
New this week
4
Newly listed
How much do homes cost in West Newbury by property type?
How the West Newbury, MA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $1.48M | $458/sq ft | 4 | 20 days |
| Condo / co-op | $682,000 | $386/sq ft | 1 | 49 days |
| Townhouse | $629,000 | $419/sq ft | 1 | 25 days |
Which public schools serve West Newbury?
3 schools tracked · 1,231 students
The largest public schools serving West Newbury, MA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Pentucket Regional Sr High
Grades 9-12 · 574 students
Pentucket Regional Middle
Grades 7-8 · 331 students
Dr John C Page School
Grades PK-6 · 326 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near West Newbury, MA?
Ordered by distance from West Newbury, not by size. Compare West Newbury side by side with any of them.
West Newbury housing market FAQ
Is West Newbury a buyer's or seller's market?
West Newbury, MA is currently a seller's market. That read comes from 1.0 months of supply, homes going under contract in about 20 days, and sellers getting 99.2% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in West Newbury?
The typical home in West Newbury, MA is worth $949,156 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $1.15M, about $431 per square foot.
Is West Newbury cheaper than the rest of Massachusetts?
West Newbury's median sale price of $1.15M is 66% higher than the Massachusetts statewide median of $688,100, and 179% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in West Newbury?
Homes in West Newbury, MA spent a median of 20 days on market before going under contract, versus 21 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in West Newbury?
At the current 30-year fixed rate of 7.03%, 20% down on a $949,156 home is about $5,067 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $217,162 a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in West Newbury?
The typical home value in West Newbury, MA held roughly flat 0.3% over the last 12 months, from $951,708 to $949,156 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in West Newbury?
West Newbury ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in West Newbury?
That depends on your timeline, not on a headline. What the data says today: West Newbury, MA is a seller's market with 1.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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