Essex County & Newburyport Housing Market Analysis 2025 | Bentley's RE/MAX

Housing Market Analysis: Why Essex County & Newburyport Are Outperforming National Trends

A data-driven comparison of RE/MAX National Housing Report with local MLS statistics

RE/MAX National Housing Report
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Key Finding

While the national housing market shows signs of cooling with declining sales and below-asking prices, Essex County and Newburyport demonstrate remarkable resilience—with positive sales growth, above-asking prices, and tightening inventory.

The Numbers at a Glance

The headline story is the stark divergence between national and local trends. While national home sales declined 5.1%, our local markets tell a completely different story:

National Sales
-5.1%
Year-over-Year
Essex County
+3.0%
4,213 homes sold
Newburyport
+5.4%
137 homes sold

Inventory: A Tale of Two Markets

One area where national and local trends initially appear aligned is inventory growth—but the details reveal a critical divergence.

Market Inventory Change Months Supply
National (51 metros) +14.5%
Essex County +15.2% (357 units) 0.99 months
Newburyport -26.3% (14 units) 1.22 months

🔍 Critical insight: While Essex County's inventory growth mirrors the national trend, Newburyport is moving in the opposite direction—with active listings down 26% to just 14 homes on the market. Both local markets remain firmly in seller's market territory with under 1.25 months of supply.

Home Prices & Appreciation

The pricing story reinforces just how different these markets are:

Market Average/Median Price YoY Change
National (median) $338,105 +1.3%
Essex County (avg) $899,168 +2.77%
Newburyport (avg) $1,327,602 +8.94%
Newburyport Price Growth
+8.94%
Nearly 7x the national rate
Newburyport Avg Price
$1.33M
3.9x national median
Essex County Avg
$899K
2.7x national median

The Sale-to-List Ratio Gap

Perhaps no metric better illustrates the difference between national and local conditions than the sale-to-list price ratio:

Sale-to-List Price Ratio Comparison
National 62% of list price
62%
Essex County 102% of list price
102%
Newburyport 99.6% of list price
99.6%
National
62%
Deep discounts below asking
Essex County
102%
Selling above asking price

Nationally, the average home sells for just 62% of its list price—down 5.8 percentage points from last year. Buyers have significant negotiating leverage.

In Essex County? Homes routinely sell above asking price at 102%. Bidding wars remain common, and sellers maintain pricing power despite broader market headwinds.

Days on Market

Market Days on Market Change from 2024
National 37 days +5 days
Essex County 34 days +2 days
Newburyport 44 days +5 days

Essex County homes sell 3 days faster than the national average. All markets are seeing slightly longer times on market compared to 2024—a modest seasonal adjustment rather than a structural shift.

Key Takeaways

1. Local Market Outperformance

Essex County and Newburyport are bucking national trends with positive sales growth while the broader market contracts. Strong local fundamentals—job growth, limited housing stock, and desirable coastal location—continue driving demand.

2. Supply Remains Extremely Tight

Despite inventory growth in Essex County, months supply remains under 1 month. Newburyport inventory is actually shrinking, with just 14 active listings.

3. Premium Pricing Power Continues

Homes selling at or above asking locally (102%) vs. deep discounts nationally (62%). Coastal Massachusetts markets maintain significant seller leverage.

The Bottom Line

The greater Newburyport and Essex County market operates under fundamentally different dynamics than the national average—with stronger demand, tighter supply, and superior pricing power.

🏠 For Buyers

Competition remains fierce and strategic offers are essential. Be prepared to move quickly and consider escalation clauses in competitive situations.

💰 For Sellers

The data supports confident pricing, particularly in supply-constrained areas like Newburyport where inventory continues to tighten.

Questions About Your Local Market?

Every neighborhood is different. Let's discuss what these trends mean for your specific situation.

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Data Sources: RE/MAX National Housing Report (November 2025), MLS Property Information Network - Essex County and Newburyport Area Market Reviews (December 18, 2025). National figures represent averages across 51 metropolitan areas. Local figures represent single-family home transactions.