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Single Family ResidenceResidential
$2,283,704$332 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 50How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

89 RIVER RD

WEST NEWBURY, MA 01985
4
Beds
4
Baths
6,878 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
5.3 ac
Lot SizeThe size of the land the home sits on, from county records.
1986
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
12
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$2.3M
$1.2M low$3.4M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$27,553 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$2,551,200 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$748,700
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$1,802,500
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$2,485,500

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.57
99
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
19
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
56
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
89
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
25
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.197 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.0.2 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Cape Cod
CountyEssex
Lot (acres)The size of the land the home sits on, from county records.5.30
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Wood Shingle
HeatingThe type of heating system in the home.Hot Water
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(8)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Dr. John C. Page Elementary SchoolA-
Elementary · Grades PK–6 · 1.7 mi
H
Pentucket Regional High SchoolB+
High · Grades 9–12 · 2.7 mi
M
Pentucket Regional Middle SchoolB-
Middle · Grades 7–8 · 2.9 mi

District: Pentucket School District

Neighborhood · ZIP 01985These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.26
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.96
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.95

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.34%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.0%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.4,716
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.316 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$176,182
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$198,754
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.47 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.58%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

89 River Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the most valuable homes in West Newbury 01985
  • Costs less per square foot than 78% of homes in Essex County
  • Among the largest homes in West Newbury 01985
  • Has a bigger lot than 97% of homes in Essex County
  • Newer than 78% of homes in Essex County

What homes are worth in West Newbury 01985

Each bar is how many homes fall in that price range. The marker is this home.

This home
$497K$1.8M

This home is worth more than almost all homes in West Newbury 01985.

How it measures up in West Newbury 01985

The dot is this home. The mark in the middle is the typical home in West Newbury 01985.

Estimated value$2,283,704
CheaperTypical $926,986Pricier

Pricier than almost all homes nearby

Price per ft²$332
CheaperTypical $378Pricier

Pricier than 25% of homes nearby

Living area6,878 ft²
SmallerTypical 2,536 ft²Bigger

Bigger than almost all homes nearby

Lot size5.3 ac
SmallerTypical 1.6 acBigger

Bigger than 87% of homes nearby

Year built1986
OlderTypical 1982Newer

Newer than 62% of homes nearby

How 89 River Rd ranks against every home in each area.
MeasureThis homeWest Newbury 01985Essex County
Estimated valuepricier than$2,283,704almost all homesalmost all homes
Price per ft²pricier than$33225% of homes22% of homes
Living areabigger than6,878 ft²almost all homesalmost all homes
Lot sizebigger than5.3 ac87% of homes97% of homes
Year builtnewer than198662% of homes78% of homes

About 89 River Rd

How much is 89 River Rd, West Newbury, MA worth?

The TopHap Estimate for 89 River Rd, West Newbury, MA is $2,283,704 as of Sep 24, 2026. The likely range is $1,152,846 to $3,414,562. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 89 River Rd, West Newbury, MA last sell?

89 River Rd, West Newbury, MA last sold on Jan 15, 2021, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 89 River Rd, West Newbury, MA?

89 River Rd, West Newbury, MA has 4 bedrooms, 4 bathrooms, 6,878 square feet of living space and a 5.30-acre lot.

When was 89 River Rd, West Newbury, MA built?

89 River Rd, West Newbury, MA was built in 1986, making it 40 years old. It is a cape cod home. The building has 2 stories.

What schools serve 89 River Rd, West Newbury, MA?

89 River Rd, West Newbury, MA is assigned to Dr. John C. Page Elementary School (elementary), rated A-; Pentucket Regional High School (high), rated B+; Pentucket Regional Middle School (middle), rated B-. All sit in Pentucket School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 89 River Rd, West Newbury, MA compare to other homes in West Newbury 01985?

Among the 1,668 homes in West Newbury 01985, it is worth more than almost all of them ($2,283,704 against a typical $926,986), its price per square foot is higher than 25% of them ($332 against a typical $378), it is bigger than almost all of them (6,878 ft² against a typical 2,536 ft²), its lot is bigger than 87% of them (5.3 ac against a typical 1.6 ac) and it is newer than 62% of them (1986 against a typical 1982). Measured against all of Essex County, it is worth more than almost all homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 89 River Rd, West Newbury, MA?

The 2025 property tax bill for 89 River Rd, West Newbury, MA was $27,553. The county assessed it at $2,551,200.

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