The Town FilesWest Newbury, Massachusetts
Town in Essex County · population 4,500 (2020 Census)
- Median home
- $808,200
- Household income
- $179,500
- Jan low / Jul high
- 17° / 83°
- Snow a year
- 62 in
- Tornadoes ≤10 mi since 1950
- 7
- Median age
- 49.5
West Newbury is a town of 4,500 people in Essex County, Massachusetts. The median home is worth $808,200, above the typical Massachusetts town ($510,150). It ranks better for families than 93% of Massachusetts towns, more of a college town than 90% of Massachusetts towns, more upscale than 88% of Massachusetts towns.
How West Newbury ranks
Percentile among Massachusetts towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of Massachusetts towns.
Homes and cost of living
The median home in West Newbury is worth $808,200, above the typical Massachusetts town ($510,150). Homes cost about 4.5 times the median household income of $179,500, which is more affordable than 54% of Massachusetts towns. Median rent is $1,675 a month. 95.8% of households own their home.
| Housing | West Newbury | Typical Massachusetts town |
|---|---|---|
| Median home value | $808,200 | $510,150 |
| Median rent | $1,675 | $1,561 |
| Median household income | $179,500 | $108,622 |
| Home value ÷ income | 4.5× | 4.5× |
| Homeownership | 95.8% | 80.7% |
| Median year built | 1983 | 1968 |
| Seasonal / vacation homes | 0.0% | — |
Who lives in West Newbury
| People | West Newbury | Typical Massachusetts town |
|---|---|---|
| Median age | 49.5 | 44.8 |
| Age 65 and over | 21.3% | 20.7% |
| Under 18 | 19.6% | — |
| Bachelor's degree or higher | 64.8% | 45.7% |
| Below the poverty line | 1.6% | 6.3% |
| Veterans | 7.2% | — |
| Born outside the U.S. | 6.3% | — |
| Work from home | 24.5% | 17.7% |
| Average commute | 31.4 min | 30.1 min |
| Homes with broadband | 98.7% | 93.9% |
Weather in West Newbury
July highs average 83.1°F and January lows 17.3°F. About 49.0 inches of rain and melted snow fall a year, with 61.9 inches of snow (typical Massachusetts town: 49.5 in). Expect about 13 days a year at 90°F or hotter and 147 nights at or below freezing.
Tornadoes, storms and disasters
7 tornadoes have passed within 10 miles of West Newbury since 1950, compared with 8 for the typical Massachusetts town. 4 rated (E)F2 or stronger. The strongest, an F2, struck on May 21, 2006 about 10.0 miles from the town center. The most recent was on May 21, 2006.
Hail of 1 inch or larger has been reported within 10 miles 40 times; the largest was 3.50 inches on August 28, 1965.
Severe weather in Essex County since 1996
Essex County has been included in 40 federal disaster or emergency declarations since 1953, most often for fire, flood, other.
| Declared | Incident | Declaration |
|---|---|---|
| September 15, 2023 | Hurricane | EM-3599: Hurricane Lee |
| March 27, 2020 | Biological | DR-4496: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3438: Covid-19 |
| July 19, 2018 | Snowstorm | DR-4379: Severe Winter Storm And Snowstorm |
| June 25, 2018 | Severe Storm | DR-4372: Severe Winter Storm And Flooding |
Jobs and pay in Essex County
Essex County had 323,694 jobs in 2024, paying an average of $75,548 a year. Unemployment was 3.5% in 2023; in West Newbury itself the ACS puts it at 2.4%.
Public schools in West Newbury
3 public schools with 1,231 students, about 12.3 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| Pentucket Regional Sr High | 9-12 | 574 | 12.2 |
| Pentucket Regional Middle | 7-8 | 331 | 12.7 |
| Dr John C Page School | PK-6 | 326 | 12.1 |
Towns near West Newbury
- Merrimac, MA3.6 mi · 6,723 people · home $553,400
- Newburyport, MA4.0 mi · 18,289 people · home $834,000
- Groveland, MA4.1 mi · 6,752 people · home $610,900
- Newbury, MA5.1 mi · 6,716 people · home $840,600
- Georgetown, MA5.2 mi · 8,470 people · home $651,200
- Salisbury, MA6.3 mi · 5,629 people · home $465,900
- Haverhill, MA6.3 mi · 67,787 people · home $453,900
- Newton, NH6.4 mi · 4,820 people · home $459,500
West Newbury questions
Is West Newbury, Massachusetts a good place to retire?
On The Town Files lifestyle rankings, West Newbury scores better for retirees than 84% of Massachusetts towns and quieter than 74%. 21.3% of residents are 65 or older (median age 49.5).
How much does a house cost in West Newbury?
The median owner-occupied home in West Newbury is valued at $808,200 (Census ACS 2020–2024), against a median household income of $179,500, so homes cost about 4.5 times income. Median rent is $1,675 a month.
What is the weather like in West Newbury?
July highs average 83.1°F and January lows 17.3°F (NOAA 1991–2020 normals). It gets about 49.0 inches of precipitation a year and 61.9 inches of snow.
Does West Newbury get tornadoes?
7 tornadoes have passed within 10 miles of West Newbury since 1950 (NOAA Storm Events); the strongest was a F2 on May 21, 2006. The typical Massachusetts town has had 8.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)