Essex County, Massachusetts

Newbury, MA real estate

Newbury is a largely residential town south of Newburyport that includes the villages of Old Town and Byfield and part of Plum Island. Much of its land is farmland, woods and salt marsh along the Great Marsh. Route 1 and I-95 run through town. I've developed two new homes here, on Hay Street.

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New farmhouse-style home on Hay Street in Newbury

Housing

Types of homes in Newbury

Single-family homes on larger lots

Most homes are single-family, from antique farmhouses to newer colonials, often on an acre or more.

New construction

Infill lots and small subdivisions, usually with private septic systems.

Plum Island

Beach houses and year-round homes on the Newbury end of the island, with coastal flood and erosion exposure.

Before you buy or sell

What to check in Newbury

Many homes use private septic systems. Expect a Title 5 inspection before a sale, and ask for the report and pumping records when you buy.
Confirm whether the home has town water or a private well, and test well water for quality and yield.
Wetlands and salt marsh are common. Work near them goes through the Conservation Commission, which can affect additions, pools and new lots.
Plum Island properties: check the FEMA flood zone and erosion history, and get a flood insurance quote early.

Housing data

Newbury by the numbers

Population (2025 estimate)	6,895
Owner-occupied homes	85.8%
Median value of owner-occupied homes	$840,600
Median monthly owner costs, with a mortgage	$3,232
Median gross rent	$1,806

Source: U.S. Census Bureau, QuickFacts (American Community Survey 2020–2024 5-year estimates; population estimate July 1, 2025). Checked November 9, 2026. These are survey estimates averaged over five years, not current sale prices. For recent sales in Newbury, ask Damon for current MLS data.

Listings

Homes for sale in Newbury

Live listings aren't shown on this site yet. Get a custom MLS search for Newbury that emails you new listings as soon as they hit the market.

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Selling

Your Newbury home's three numbers

As-is value, the improved value after the right repairs, and what the lot may allow. Free and written, with no obligation to list.

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Local experience

My projects in Newbury

Dark gray new farmhouse with a metal-roofed porch and wood garage doors at 56 Hay Street, Newbury

Newbury Developed & sold · September 2020

Newbury, MA

56 Hay St

Type: New single-family home
Sold: September 2020
Sale price: $1,475,000

Source: Project records; deed reference to be added

Gray two-story new home with a landscaped front yard at sunset, 54 Hay Street, Newbury

Newbury Developed & sold · November 2019

Newbury, MA

54 Hay St

Type: New single-family home
Size: 3,884 sq ft
Sold: November 2019
Sale price: $1,365,000

Resold in October 2024 for $1,810,000 (Bk 42382 Pg 266).

Source: Project records; size from MLS PIN #73277454

Newbury questions

Do most Newbury homes have septic systems?

Many do. A septic system must pass a Title 5 inspection before most sales, generally within two years before the transfer. Ask for the inspection report, and pumping records if available.

Can I build on land I own in Newbury?

It depends on zoning, frontage, wetlands and whether the soil supports a septic system. A first step is a soil (perc) test and a wetland check. See the land checklist.

Is Byfield part of Newbury?

Yes. Byfield is a village within the Town of Newbury, along with Old Town and part of Plum Island.