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

Newburyport Short-Term Rental Market Overview

Newburyport, MA is a compact coastal market with just 54 active Airbnb listings and a pronounced summer-driven revenue cycle that pushes monthly earnings as high as $6,973 in August. Average annual revenue sits at $42,536 against a home value of roughly $1.39 million, making the revenue-to-price ratio tight — but above-average occupancy stability and steady seasonal demand give the market a 55/100 ROI score, placing it in the "Attractive Opportunity" band. Investors with a longer time horizon who value New England charm and a loyal seasonal guest base will find the most to work with here.

Key Market Statistics

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

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

Why Investors Consider Newburyport

Investors are drawn to Newburyport for its combination of coastal tourism appeal, limited supply, and stable seasonal demand that supports premium summer nightly rates.

Expert Market Assessment

"Newburyport presents a moderate-to-attractive opportunity for STR investors who understand the seasonal dynamics at play. Revenue is heavily concentrated in the summer months — August's $6,973 average is nearly six times February's $1,149 — so cash-flow planning around the off-season is critical. The market's above-average occupancy stability and limited supply offer some insulation against competitive pressure, though the below-average revenue-to-price ratio means investors should target larger properties where per-night returns more easily offset the high entry cost."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Newburyport

Average revenue by month in Newburyport

Newburyport's revenue cycle is sharply seasonal, with August ($6,973) and July ($6,681) delivering roughly six times the earnings of the slowest month, February ($1,149). A strong secondary bump in October ($5,172) — likely tied to fall foliage tourism — extends the profitable window beyond the traditional summer peak.

Active Airbnb listings by property size in Newburyport

One-bedroom units dominate the supply at 26 of 54 total listings, while 3-bedroom properties account for only 8 listings despite generating the highest revenue per unit. The relative scarcity of larger homes may represent a supply gap that investors can capitalize on.

Average daily rate (ADR) by property size in Newburyport

ADR scales steeply with size — from $143 for 1-bedrooms to $405 for 3-bedrooms — indicating guests are willing to pay a significant premium for additional space. The jump from 2-bedrooms ($266) to 3-bedrooms ($405) is particularly notable, suggesting strong group or family demand at the upper end.

Average RevPAN by property size in Newburyport

Revenue per available night climbs dramatically with bedroom count: 3-bedroom properties deliver $146 RevPAN compared to just $27 for 1-bedrooms, reflecting both higher rates and better occupancy. Two-bedroom units at $85 RevPAN offer a solid middle ground for investors not ready to commit to a larger acquisition.

Average occupancy rates by property size in Newburyport

Occupancy improves with property size, rising from 19% for 1-bedroom listings to 36% for 3-bedrooms. This pattern suggests that larger units better match guest preferences in Newburyport, providing steadier booking volume and more predictable cash flow.

Average monthly revenue by property size in Newburyport

Three-bedroom properties lead with $6,218 in average monthly revenue — more than three times the $1,895 earned by 1-bedroom units. Two-bedroom listings at $4,880 per month offer a compelling step up, making them worth serious consideration for investors who want stronger returns without the highest entry costs.

Average annual revenue by property size in Newburyport

Annual revenue ranges from $22,742 for 1-bedroom units to $74,617 for 3-bedrooms, underscoring the outsized return potential of larger properties in this market. Given average home values of approximately $1.39 million, 3-bedroom units offering nearly $75K in annual revenue present the most viable path to an acceptable yield.

Most common amenities for Airbnb listings in Newburyport

Parking leads the amenity list at 96%, reflecting the car-dependent nature of visiting a small coastal city, while kitchen access (83%) and self check-in (76%) round out the top three. The presence of outdoor-oriented amenities like patios (50%), backyards (48%), and BBQ grills (35%) signals that guests expect a comfortable, home-like stay with outdoor living space — a key consideration when selecting or furnishing a property.

Understanding Newburyport's ROI Score: 55/100

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

Newburyport's ROI score of 55 out of 100 places it in the "Attractive Opportunity" band, reflecting a market with genuine upside tempered by a below-average revenue-to-price ratio driven by high home values. On the positive side, the market earns above-average marks for occupancy stability and average marks for supply/demand balance, meaning hosts can count on relatively predictable booking patterns in a market that isn't oversaturated. Investors should pair these insights with thorough local regulatory research and realistic off-season cash-flow modeling to determine whether the numbers work for their specific acquisition.

Short-Term Rental Regulations in Newburyport

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

Permit Requirements

The City of Newburyport, Massachusetts may require short-term rental operators to obtain a permit or register their property before listing on platforms like Airbnb. Investors should verify current permit requirements directly with the Newburyport city clerk or planning department before purchasing.

Key Restrictions

Common restrictions in Massachusetts STR markets include occupancy limits, minimum-stay requirements, noise ordinances, and parking mandates. HOA rules and any local caps on the number of permits issued can also affect eligibility, so reviewing both municipal regulations and property-level covenants is essential.

Tax Obligations

Short-term rental hosts in Massachusetts are generally subject to the state's room occupancy excise tax, and some municipalities add a local option tax on top of that. Platforms like Airbnb often collect and remit these taxes on behalf of hosts, but operators should confirm their obligations with a tax professional.

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

Future Outlook & Long-Term Forecast

"Seasonal patterns suggest Newburyport will continue to deliver the bulk of its revenue between June and October, with August alone contributing roughly 16% of annual earnings. Given the 157% year-over-year growth in active listings, some rate compression is possible, though the small absolute supply (54 listings) limits the downside. Over the next 12–18 months, ADR is estimated to hold in the $230–$250 range while occupancy could settle around 22–26% on a full-year basis, with well-managed properties likely outperforming that average during peak months."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Newburyport, MA

What is the average Airbnb occupancy rate in Newburyport?

The average occupancy rate for Airbnb listings in Newburyport is currently 24%, which sits below the Massachusetts state average of 44%. However, occupancy stability in the market is rated above average, meaning hosts tend to see relatively predictable booking patterns. Larger properties perform better: 3-bedroom units average 36% occupancy, while 1-bedroom listings come in around 19%. Peak-season months push these figures significantly higher.

How much do Airbnb hosts make in Newburyport?

On average, Airbnb hosts in Newburyport earn approximately $3,544 per month and $42,536 per year, based on trailing 12-month booking data. Revenue varies considerably by property size — 1-bedroom units average $22,742 annually, 2-bedrooms bring in about $58,570, and 3-bedroom properties lead at roughly $74,617. The summer months (June through August) are the primary revenue drivers, with August alone averaging $6,973.

Is Newburyport a good market for Airbnb investment?

Newburyport earns a 55 out of 100 on Rabbu's ROI Score, placing it in the "Attractive Opportunity" category. The market benefits from above-average occupancy stability and balanced supply and demand, though its revenue-to-price ratio is below average given home values near $1.39 million. Investors targeting 2- or 3-bedroom properties and optimizing for summer peak season will find the strongest return potential. As with any market, pairing this data with local regulatory research and a solid financial model is recommended.

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

The average daily rate across all active Airbnb listings in Newburyport is $240, which is well below the Massachusetts state average of $582. ADR scales meaningfully with property size: 1-bedroom listings average $143 per night, 2-bedrooms come in at $266, and 3-bedroom units command $405 per night. These rates reflect the market's mix of cozy in-town units and larger coastal properties.

Are short-term rentals legal in Newburyport?

Short-term rentals are generally permitted in Newburyport, MA, though operators may need to obtain a local permit or registration and comply with applicable city and state regulations. Massachusetts imposes a statewide room occupancy excise tax on short-term rentals. Investors should check with the City of Newburyport and review any HOA restrictions before listing a property.

When is peak season for Airbnb in Newburyport?

Peak season in Newburyport runs from June through October, with August being the highest-grossing month at $6,973 in average revenue, closely followed by July at $6,681. October delivers a notable secondary peak at $5,172, likely driven by fall foliage tourism. The winter months of January and February represent the off-season low, with average revenues dipping to around $1,149–$1,193.

How many Airbnbs are there in Newburyport?

As of April 2026, there are 54 active Airbnb listings in Newburyport. The supply is dominated by 1-bedroom properties (26 listings), followed by 2-bedrooms (13 listings) and 3-bedrooms (8 listings). Year-over-year listing growth stands at 157%, indicating growing investor and host interest in the market, though the absolute number of listings remains quite small.

How is Airbnb revenue calculated in Newburyport?

The annual and monthly revenue figures shown for Newburyport 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 roll the results up to a market-level historical average. Because each month is calculated individually, the figures naturally reflect seasonal peaks and slower periods. Individual results can vary based on property quality, pricing strategy, and how well the listing is managed.

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 for Newburyport and surrounding markets
• Occupancy rates, average daily rates, and RevPAN trends across property sizes
• Monthly and annual revenue metrics based on trailing 12-month booking data
• Home value benchmarks sourced from the Zillow Home Value Index (ZHVI)
• Amenity prevalence and supply distribution data for active listings

Sources and disclaimers

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