Living in Manchester-by-the-Sea, MA: prices, taxes and commute
A coastal town between Beverly and Gloucester with a commuter rail stop downtown.
Manchester-by-the-Sea's single-family median was $1,287,500 in September 2026, and $1,565,500 over the past 12 months, +16.0% from a year earlier. The FY2026 tax rate is $8.70 per $1,000. Manchester station is on the Rockport branch of the MBTA Newburyport/Rockport Line, with trains to North Station.
Manchester-by-the-Sea by the numbers
Source: The Context Report No. 5 (October 2026), MLS PIN closed single-family sales for September 2026; Massachusetts DOR FY2026 tax rates. Carrying cost assumes 20% down on a 30-year fixed loan and excludes insurance, HOA and maintenance. Annual tax on the September median at the FY2026 rate is about $11,201 before any exemption.
Every issue of The Context Report for Manchester-by-the-Sea
| Issue | Median | Sales | Carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| No. 1, June 2026 | $1,282,500 | 6 | $7,550 | $1,525,000 | +24.5% |
| No. 2, July 2026 (June 2026 sales) | $2,125,000 | 6 | $12,598 | $1,548,000 | +26.4% |
| No. 3, August 2026 (July 2026 sales) | $2,100,000 | 5 | $12,572 | $1,549,000 | +22.2% |
| No. 4, September 2026 (August 2026 sales) | $3,535,000 | 2 | $21,330 | $1,570,000 | +15.4% |
| No. 5, October 2026 (September 2026 sales) | $1,287,500 | 6 | $8,217 | $1,565,500 | +16.0% |
Homes in Manchester-by-the-Sea
Manchester-by-the-Sea's September single-family median of $1,287,500 ranked 3 of 21 North Shore towns with sales that month, above the regional middle of $890,000. The 12-month median of $1,565,500 is the steadier number. These figures cover single-family homes only; condos and multi-families are not included. Price depends heavily on the street and the house, so the town median is only a starting point. Ask us for recent sales of homes like yours.
Taxes and monthly cost
Manchester-by-the-Sea's FY2026 residential rate is $8.70 per $1,000 of assessed value, down from $9.15 in FY2025. A home assessed at $1,287,500 would pay about $11,201 a year in property tax. Manchester-by-the-Sea does not offer a residential exemption. See how that compares on our property tax rates by town page.
Getting around
- Commuter rail: Manchester station on the Rockport branch to North Station.
- By car: Route 128 and Route 127. Travel times vary a lot with traffic; test your own commute at rush hour.
Schedules change. Check mbta.com for current service before you count on a commute.
Schools, safety, water and flood data
We do not rate towns. These are the official sources, so you can look at the data yourself.
- Schools: Massachusetts DESE school and district profiles. Search for Manchester-by-the-Sea to see enrollment, staffing, assessment results and more.
- Crime data: Massachusetts crime statistics, the state's public crime reporting site. The Manchester-by-the-Sea police department also publishes local reports.
- Drinking water: EPA: find Manchester-by-the-Sea's annual drinking water quality report (Consumer Confidence Report).
- Flood zones: FEMA Flood Map Service Center. Enter the address. If a home is in a high-risk flood zone, lenders will require flood insurance, so check before you make an offer.
Manchester-by-the-Sea has coastline or tidal waterfront. Some areas near the water are in mapped flood zones; check every address.
Sources
- The Context Report No. 5 (October 2026)
- Massachusetts DOR FY2026 tax rates
- MBTA Newburyport/Rockport Line
Questions this page answers
What is the median home price in Manchester-by-the-Sea, MA?
The single-family median in Manchester-by-the-Sea was $1,287,500 in September 2026 on 6 sales. Over the last 12 months it was $1,565,500, +16.0% from a year earlier.
What is the property tax rate in Manchester-by-the-Sea?
Manchester-by-the-Sea's FY2026 residential rate is $8.70 per $1,000 of assessed value, down from $9.15 in FY2025. The commercial rate is $8.70.
How do you get from Manchester-by-the-Sea to Boston?
Manchester station is on the Rockport branch of the MBTA Newburyport/Rockport Line, with trains to North Station.
Is Manchester-by-the-Sea a good place to live?
That depends on what you need. This page lays out prices, taxes, commute options and links to public school, crime, water and flood data so you can decide for yourself.
How much does it cost per month to own a home in Manchester-by-the-Sea?
About $8,217 a month in principal, interest and property tax on the September median, with 20% down on a 30-year fixed loan. Insurance and maintenance are extra.