Newburyport, Massachusetts Short-Term Rental Market
The Newburyport area STR market earned $299 ADR at 72% occupancy in June 2026.
Quick Answer: Newburyport, Massachusetts is an active short-term rental market. average occupancy in the Boston market area is 72%. average monthly revenue in the Boston market area is $5,537. average daily rate in the Boston market area is $299. the top operator in the Boston market area is Blueground with 648 listings. market score is 53/100 (grade D).
Market data reflects the Boston regional market, which includes Newburyport. Regulations, taxes, and permit details below are specific to Newburyport.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Newburyport is a historic seaport city at the mouth of the Merrimack River on Massachusetts’ North Shore, about 35 miles north of Boston, known for its restored Federal-era downtown, waterfront boardwalk, and proximity to Plum Island and the Parker River National Wildlife Refuge. The city’s population is about 18,731, and visitors are largely regional day-trippers and weekenders from Greater Boston and southern New Hampshire, with peak season running late spring through fall.
Short-term rental performance data in this data set is tracked at a submarket level shared across a 6-city Massachusetts cluster spanning Boston-metro and North Shore towns, so the figures below describe the wider Newburyport area STR market rather than city-limits-only precision. In June 2026, the most recent month with complete data, the area’s average daily rate across all listings was $299.17 at 72.48% occupancy, generating average monthly revenue of $5,536.62 per listing. Occupancy is up 2.14% year over year, ADR is up 3.25%, and monthly revenue is up a strong 16.83% year over year.
Bedroom mix, listing-type mix, channel mix, and market-score data in this data set are tracked at a shared regional level rather than measured uniquely for Newburyport, so this profile omits those figures rather than present regional numbers as if they were city-specific. Booking data for the area shows an average lead time of 74.31 days and an average length of stay of 4.52 nights, consistent with planned New England coastal getaways.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 52% | $128 | $1,899 |
| Feb | 60% | $130 | $1,919 |
| Mar | 65% | $149 | $2,506 |
| Apr | 65% | $172 | $2,843 |
| May | 68% | $192 | $3,407 |
| Jun | 72% | $212 | $3,980 |
| Jul | 75% | $198 | $3,957 |
| Aug | 75% | $200 | $4,018 |
| Sep | 72% | $187 | $3,542 |
| Oct | 74% | $195 | $3,980 |
| Nov | 58% | $159 | $2,593 |
| Dec | 53% | $143 | $2,169 |
Top Short-Term Rental Operators in Boston market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Boston market as a whole, which includes Newburyport, so these counts are not Newburyport-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Blueground | 648 | 325 | ★ 4.16 |
| 2 | Evonify | 249 | 6,320 | ★ 4.58 |
| 3 | Club Quarters Hotels | 125 | 1,849 | ★ 4.71 |
| 4 | Maverick Suites | 124 | 24,964 | ★ 4.60 |
| 5 | Compass Furnished Apartments | 122 | 157 | ★ 4.91 |
What Kind of STR Should I Buy in Newburyport?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 7,795 |
| 2 bed | 3,194 |
| 3 bed | 2,018 |
| 4 bed | 939 |
| 5 bed | 510 |
ADR by Property Tier
| Entire Home | $367 |
| Luxury | $589 |
| Professionally Managed | $337 |
Revenue by Dwelling Type
| Apartment | $5,694 |
| Entire Place | $6,722 |
| House | $5,430 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 64.7% |
| vrbo | 5% |
| both | 30.3% |
Investment Analysis
At the area’s current average daily rate of $299.17, the Newburyport area STR market produced $5,536.62 in average monthly revenue per listing in June 2026, or roughly $66,439 annualized. Against Newburyport’s own typical home value of $947,431.97 (per Zillow data as of June 30, 2026, a genuinely city-specific figure), that annualized revenue implies a gross rental yield of approximately 7.0% before accounting for mortgage, taxes, insurance, cleaning, and management costs.
This yield estimate carries a critical, time-sensitive regulatory caveat. Newburyport’s October 2023 short-term rental ordinance generally requires the operator to be the property owner and to occupy the unit, or an adjacent unit under the same ownership, as a primary residence at least 183 days per year. Existing investor-owned, non-owner-occupied STRs are allowed to continue under a citywide amortization period, originally set to expire June 30, 2030 but reportedly shortened to June 30, 2027 after public pushback, a deadline now less than a year away as of mid-2026. After that date, the owner-occupancy requirement is expected to effectively bar new non-owner-occupied investment STRs citywide, with limited carve-outs for the Plum Island Overlay District and units already on the state lodging registry as of February 27, 2023. Buyers considering a non-owner-occupied Newburyport STR should treat this 2027 sunset date as a central factor in any purchase decision.
ADR tiers show meaningful separation: entire-home listings average $366.99 per night, well above the all-listings figure, professionally managed listings average $337.12, and luxury-tier listings command $588.50, roughly 97% above the all-listings average.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests in the Newburyport area book an average of 74.31 days ahead of their stay, and the average length of stay is 4.52 nights. This combination points to planned New England coastal getaways, likely tied to Newburyport’s downtown, waterfront, and Plum Island beaches, booked well in advance rather than last-minute regional trips.
For pricing, a booking window approaching 11 weeks gives owners solid visibility into demand across the extended June-through-October peak, allowing early bookings to be priced firmly while later gaps get discounted closer to arrival. The 4.52 night average stay supports a standard multi-night minimum-stay policy. Given how broad this submarket’s peak season is compared to single-spike beach markets, owners can likely maintain firmer pricing across a longer stretch of the year rather than concentrating rate strategy on just one or two months.
Short-Term Rental Regulations
Newburyport regulates short-term rentals, defined as stays of 31 days or less, through a Short-Term Rental Unit (STRU) licensing ordinance adopted by the City Council in October 2023 and administered by the Licensing Commission. Short-term rental is permitted only as an accessory use to a residential property.
The central constraint for investors is owner-occupancy: the operator must be the property owner and must occupy the unit, or an adjacent unit under the same ownership, as a primary residence for at least 183 days per year. However, the ordinance does not immediately bar existing non-owner-occupied investment STRs. A citywide amortization period allows those units to continue operating legally during a phase-out window, originally set to expire June 30, 2030 and reportedly shortened to June 30, 2027 following public pushback. After that deadline, the owner-occupancy requirement is expected to effectively block new non-owner-occupied STRs citywide, with limited carve-outs for the Plum Island Overlay District and units already registered with the state’s Public Registry of Lodging Operators as of February 27, 2023, which have alternative eligibility rules, including no owner-presence requirement and a 12-guest maximum.
A license costs $250.00 annually and requires building, health, and fire code inspections before issuance. Operators must comply with city parking and trash rules and inform guests of them, and individual guest stays are capped at 31 days. Guests pay a combined occupancy tax of 11.70%. Violations carry fines up to $300 per day. Enforcement is rated moderate, and officials have signaled the rules may be revisited.
Market Comparison
The Newburyport area’s 72.48% occupancy in June 2026 runs well above the roughly 55% median occupancy typically seen across the broader U.S. short-term rental market, and its $299.17 average daily rate is also above the roughly $220 national median ADR. This combination reflects strong, broad-based demand across an extended late-spring-through-fall season rather than a single concentrated peak.
Top property manager data in this data set is tracked at a shared regional level across a 6-city Massachusetts cluster spanning Boston-metro and North Shore towns rather than uniquely for Newburyport, so this profile does not present specific operator names, listing counts, or ratings as Newburyport-specific. Newburyport’s own regulatory environment is the more consequential local factor: a 2023 owner-occupancy ordinance with an amortization period reportedly shortened to a June 30, 2027 sunset for existing investor-owned STRs, a deadline that should weigh heavily on any current purchase decision.
Frequently Asked Questions About Newburyport, Massachusetts
What is the average Airbnb occupancy rate in the Newburyport area?
What is the average nightly rate for a short-term rental in the Newburyport area?
Do I need to live in my short-term rental in Newburyport, MA?
Can existing non-owner-occupied short-term rentals still operate in Newburyport?
What does a short-term rental license cost in Newburyport?
What taxes apply to short-term rentals in Newburyport?
What is the best time of year to own a short-term rental in the Newburyport area?
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