Newbury

Merrimack County•Upper Valley•Population: 2,172

Overview

Newbury sits along the southern shore of Lake Sunapee in Merrimack County, home to Mount Sunapee Resort and the lake's public beach at Sunapee Harbor's edge. The town's mix of lake and mountain recreation places it firmly within the Sunapee region's tourism economy.

Mount Sunapee offers skiing in winter and mountain biking and hiking in summer, while Lake Sunapee's clear waters draw swimmers and boaters throughout the warmer months. The Fells Historic Estate and Gardens add a cultural attraction to the town's recreational offerings.

Housing in Newbury ranges from lakefront estates to more modest inland homes, with prices reflecting demand for Sunapee-area recreation. The town draws retirees, second-home buyers, and outdoor enthusiasts seeking four-season access to the lake and mountain.

Pros & Cons

✓ Pros

•Lake access
•Ski resort
•Scenic estate
•Four-season recreation

✗ Cons

•Expensive lakefront
•Seasonal crowds
•Limited winter jobs

Cost of Owning Here

Official property tax rates published by the NH Department of Revenue Administration, plus estimated tax bills for Newbury.

2025 Local Tax Rate

$10.48

per $1,000 assessed value

2025 Effective (Equalized) Rate

$9.36

Equalization ratio: 89%

Municipal

$3.14

Local School

$4.51

State Education

$1.25

County

$1.58

Why "Effective Rate" is a better comparison

New Hampshire towns do not all assess property at the same percentage of market value. The state publishes an annual equalization ratio for every municipality showing how close local assessments are to full market value. A town that assesses homes at only 64% of market value will show an artificially high tax rate compared to a town that assesses at 100%. Multiplying the local rate by the equalization ratio produces an effective (equalized) rate that can be fairly compared across any two towns in the state.

Year	Total Rate	Effective Rate	Municipal	Local School	State Ed.	County
2025	$10.48	$9.36	$3.14	$4.51	$1.25	$1.58

Source: NH DRA

Example Tax Bills for 2025

Home Value	Estimated Annual Tax	Estimated Monthly
$250,000	$2,620	$218
$350,000	$3,668	$306
$500,000	$5,240	$437
$750,000	$7,860	$655
$1,000,000	$10,480	$873

Estimates calculated using the 2025 local tax rate of $10.48 per $1,000 of assessed value. Actual tax bills depend on your property's specific assessed value and any exemptions or credits you may qualify for.

Open Full Calculator →Compare With Other Towns →View Statewide Rankings →

Climate & Environment

Summer Avg High

75.9°F

Winter Avg High

32°F

Annual Snowfall

70.3 in

Annual Rainfall

48.3 in

Sunny Days/Year

260

Data source: Open-Meteo / ERA5 • Updated 7/4/2026

Transportation & Commute

Commute to Major Cities

Boston

97 mi

~118 min drive

Manchester

48 mi

~60 min drive

Portsmouth

89 mi

~110 min drive

Concord

34 mi

~50 min drive

Data source: OpenRouteService / OpenStreetMap • Updated 7/3/2026

Safety & Crime

Safety Score

10/10

Crime Rate

4.6/1,000

Crime Trend

stable

Data source: FBI Crime Data Explorer - https://cde.ucr.cjis.gov/ • Updated 8/12/2026

Recreation & Outdoors

Outdoor Recreation Score

47/100

Trail Miles

38.5

Boat Launches

State Parks

Ski Areas

Winter & Camping

Snowmobile Trails:1 miles

XC Ski Trails:0 miles

Campgrounds:1

Economy & Demographics

💰Income

Median Household Income

$116,250

Per Capita Income

$55,032

Median Family Income

$128,000

🏠Housing Costs

Median Home Value

$406,900

Median Rent

$468/mo

Homeownership Rate

87.42%

💼Employment

Unemployment Rate

0.65%

In Labor Force

917

🎓Education

Bachelor's Degree or Higher

37.76%

Total with Degree

526

👥Demographics

Median Age

48.6 years

Avg Household Size

2.56 people

Data source: Census ACS 2022 (5-Year) • Census Data Year: 2022 • Updated 7/3/2026

Condo Communities in Newbury