Newbury, MA Airbnb Market Data, Statistics, and Occupancy Rates

Newbury Short-Term Rental Market Overview

Newbury, MA is a small, seasonal coastal market with just 28 active Airbnb listings and an average annual revenue of $61,833 per property. While the average daily rate of $310 sits well below the Massachusetts state average of $582, the market's highly seasonal revenue pattern — peaking above $10,000 per month in August — points to strong summer demand driven by beach and waterfront appeal. With average home values around $1.28 million, investors will need to be selective to make the numbers work, but above-average occupancy stability and a compact supply base create a competitive landscape worth evaluating.

Key Market Statistics

According to Rabbu market data, the Newbury short-term rental market shows:

Data sources: Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Mar, 17 2026.

Why Investors Consider Newbury

Investors look at Newbury for its coastal summer demand, compact supply, and above-average occupancy stability, though high home prices require careful deal sourcing to achieve attractive returns.

Expert Market Assessment

"Newbury presents a competitive but niche opportunity for STR investors who can capitalize on its intense summer season. Revenue swings dramatically from a low of roughly $1,673 in February to a peak of $10,137 in August — a nearly 6x spread that underscores how dependent this market is on warm-weather demand. The ROI score of 53 out of 100 reflects average revenue-to-price dynamics against the backdrop of $1.28 million average home values, meaning deal selection matters more here than in higher-volume markets. Investors who target larger properties (especially 4-bedrooms, which lead in both RevPAN and annual revenue) and optimize pricing for the June–October corridor stand the best chance of generating meaningful returns."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Newbury

Average revenue by month in Newbury

Newbury's revenue is sharply seasonal, peaking in August at $10,137 and bottoming out in February at $1,673 — a roughly 6x spread that highlights the dominance of summer beach demand. The June–October window accounts for the lion's share of annual income, with October's $7,518 showing that fall shoulder season still delivers meaningful returns.

Active Airbnb listings by property size in Newbury

Three-bedroom listings make up the largest share of supply with 9 of 28 active listings, followed by 2-bedrooms (7) and 4-bedrooms (5). The relatively thin inventory across all sizes means there's limited direct competition, though the absence of 1-bedroom and 5+ bedroom listings could signal either lack of demand or an untapped niche.

Average daily rate (ADR) by property size in Newbury

Three-bedroom properties command the highest ADR at $370, while 2-bedrooms ($265) and 4-bedrooms ($274) are priced more closely together. The premium for 3-bedrooms likely reflects a sweet spot between group-friendly capacity and willingness to pay, though 4-bedrooms ultimately earn more per available night due to higher occupancy.

Average RevPAN by property size in Newbury

Four-bedroom properties lead RevPAN at $108, significantly outpacing 2-bedrooms ($75) and 3-bedrooms ($63). This gap is driven by 4-bedrooms combining a solid ADR with the highest occupancy rate in the market, making them the most efficient revenue generators on a per-night basis.

Average occupancy rates by property size in Newbury

Four-bedroom listings achieve the highest occupancy at 39%, nearly double the 3-bedroom rate of 17% and well above the 2-bedroom rate of 29%. The notably low 3-bedroom occupancy — despite having the highest ADR — suggests pricing may be limiting bookings for that size, while 4-bedrooms appear to hit a better balance of price and demand.

Average monthly revenue by property size in Newbury

Four-bedroom units top monthly revenue at $5,878, followed by 3-bedrooms at $5,078 and 2-bedrooms at $2,906. The $2,972 monthly gap between 2-bedroom and 4-bedroom properties underscores how much additional earning power comes with larger listings in this market.

Average annual revenue by property size in Newbury

On an annual basis, 4-bedroom properties generate $70,540 — roughly double the $34,874 earned by 2-bedroom listings and about $9,600 more than 3-bedrooms at $60,938. For investors weighing acquisition costs against revenue potential, the 4-bedroom configuration offers the strongest top-line return in Newbury.

Most common amenities for Airbnb listings in Newbury

Parking is universal across all 28 listings (100%), and kitchens (93%), washers (82%), BBQ grills (79%), and dryers (79%) are near-standard — signaling that guests in Newbury expect a full home-like experience. Beach access (43%) and waterfront positioning (32%) appear in a meaningful share of listings and likely serve as key differentiators for commanding higher rates.

Understanding Newbury's ROI Score: 53/100

Rabbu's ROI Score is a proprietary metric that evaluates short-term rental investment potential based on multiple factors.

How the ROI Score is Calculated

What This Means for Investors

Newbury's ROI score of 53 out of 100 places it in the 'Competitive Opportunity' band, indicating that while demand fundamentals are real, higher home prices and emerging competition require more careful deal selection. The score reflects average revenue-to-price and supply/demand dynamics, offset somewhat by above-average occupancy stability — a positive signal for cash-flow reliability during the peak season. Investors should pair these metrics with thorough local regulatory research and focus on property types (particularly 4-bedrooms) that consistently outperform the market average.

Short-Term Rental Regulations in Newbury

Understanding local STR regulations is essential before investing in Newbury. Here's the current regulatory landscape:

Permit Requirements

Short-term rental operators in Newbury, MA may be required to register or obtain a permit through the Town of Newbury and comply with Massachusetts state STR registration requirements. Investors should verify current permit and licensing obligations directly with local authorities before listing a property.

Key Restrictions

Common restrictions that may apply include occupancy limits, minimum stay requirements, noise and parking regulations, and potential HOA rules for properties within homeowner associations. Some Massachusetts communities also impose caps on the number of STR permits issued, so it's worth confirming whether Newbury has any such limitations in place.

Tax Obligations

Massachusetts requires short-term rental operators to collect and remit state room occupancy taxes, and some municipalities levy additional local excise taxes. Major booking platforms like Airbnb often handle tax collection on behalf of hosts, but operators should confirm their specific obligations with the Massachusetts Department of Revenue.

Regulations subject to change. Always verify with local authorities before purchasing. A Rabbu partner agent specializing in Newbury can provide current regulatory guidance.

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Newbury's short-term rental market is expected to remain heavily summer-driven, with peak months (July–August) likely sustaining ADRs in the $300+ range and monthly revenues near $9,700–$10,100. Off-season performance will probably continue to trail significantly, with winter months generating under $2,000. Growth trends are currently rated below average, so investors should temper expectations around rapid appreciation in revenue or listing activity. That said, the 227% year-over-year listing growth suggests rising investor interest, which may tighten competition but also signals confidence in the market's appeal."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Newbury, MA

What is the average Airbnb occupancy rate in Newbury?

The average occupancy rate for Airbnb listings in Newbury is currently 28%, which is below the Massachusetts state average of 44%. This reflects the market's strong seasonal character — occupancy surges during the summer beach season and drops considerably in the colder months. Investors should factor this seasonal pattern into cash-flow projections and pricing strategies.

How much do Airbnb hosts make in Newbury?

Airbnb hosts in Newbury earn an average of $5,152 per month and approximately $61,833 per year, based on trailing 12-month booking performance. Revenue varies significantly by property size, with 4-bedroom listings generating around $70,540 annually and 2-bedroom units averaging $34,874. Peak summer months (July and August) drive the bulk of annual income, with monthly revenues exceeding $9,700.

Is Newbury a good market for Airbnb investment?

Newbury earns an ROI score of 53 out of 100, placing it in the 'Competitive Opportunity' category. The market benefits from above-average occupancy stability and tight supply with only 28 active listings, but average home values near $1.28 million mean investors need to source deals carefully to achieve attractive returns. Larger properties (particularly 4-bedrooms) tend to perform best on a revenue-per-available-night basis, so targeting the right property type is key.

What is the average daily rate (ADR) for Airbnb in Newbury?

The average daily rate in Newbury is $310, which is below the Massachusetts state average of $582. ADR varies by property size: 3-bedroom listings command the highest nightly rate at $370, while 2-bedroom and 4-bedroom properties average $265 and $274, respectively. The lower ADR relative to the state average reflects Newbury's smaller-town positioning compared to high-demand urban and resort markets elsewhere in Massachusetts.

Are short-term rentals legal in Newbury?

Short-term rentals operate in Newbury, MA, with 28 active Airbnb listings currently in the market. However, Massachusetts has state-level STR registration requirements, and the Town of Newbury may impose additional local permit or licensing obligations. Investors should consult local government offices and review any applicable zoning, HOA, or community-specific rules before purchasing or listing a property.

When is peak season for Airbnb in Newbury?

Peak season in Newbury runs from June through October, with July and August delivering the strongest performance. August leads with average monthly revenue of $10,137, followed closely by July at $9,714. October also performs well at $7,518, suggesting fall foliage and shoulder-season demand extend the earning window beyond summer. The slowest months are January and February, when revenue dips below $1,750.

How many Airbnbs are there in Newbury?

There are currently 28 active Airbnb listings in Newbury as of April 2026. The supply is concentrated in 2-bedroom (7 listings), 3-bedroom (9 listings), and 4-bedroom (5 listings) properties. Year-over-year listing growth stands at 227%, indicating a significant increase in investor and host interest in the market.

How is Airbnb revenue calculated in Newbury?

The annual and monthly revenue figures for Newbury are derived from the trailing 12 months of historical booking performance for active comparable Airbnb listings in the market — they are not forward-looking projections. We average each comparable listing's actual revenue per available night (RevPAN) by month over the past year, remove regional outliers, and aggregate the results into a market-level historical average. This approach anchors the figures to what hosts have actually earned recently while naturally reflecting seasonal peaks and slower months, since each month draws on its own historical data. Individual results can vary based on property quality, pricing strategy, location within the market, and operational management.

About Rabbu Market Data

Rabbu provides Airbnb and short-term rental market data and statistics across the United States. Our mission is to empower investors with accurate insights and easy-to-use tools, so they can confidently identify and act on the best opportunities in the Airbnb market.

What this data includes

• Regularly updated active Airbnb and STR listing counts by market
• Average daily rate, occupancy, and RevPAN trends across property sizes
• Historical monthly and annual revenue data based on trailing 12-month booking performance
• Popular amenity prevalence across active listings
• Home value data sourced from Zillow Home Value Index (ZHVI)

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Mar, 17 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Data reflects trailing 12-month averages and may not capture very recent market shifts. Local regulations, HOA rules, and tax obligations vary and should be independently verified before making investment decisions.