Essex, MA Tier 2

Tier 2 · strong schools · 26 miles from downtown Boston, about 62 minutes door-to-door at peak · 80% of households own their home.

Essex, Massachusetts
Essex · photo via Wikipedia

About Essex

Essex is a strong school district north-east of Boston, about 26 miles from downtown Boston as the crow flies and 62 minutes door-to-door at peak, and an expensive market: roughly $900k for a 4BR house and $510k for a 2BR condo. The residential rate is $13.50 per $1,000, on the high side for Massachusetts, which on a $900k house works out to about $12,200 a year. There is no MBTA rail here, so the commute is by car. The district sits in the 82nd percentile statewide on MCAS, and Niche ranks it 51st of 236. Fried clams, antiques, and shipbuilding heritage.

At a glanceEssex
Schoolsstrong schools · Niche 51st of 236 Tier 2
Commute to Boston~62 min at peak · 26 mi · no rail Tier 4
Home price (4BR)$900k Tier 3
Property tax$13.50 per $1,000 · ≈$12,200/yr Tier 3

The vibe of Essex

Coastal & waterfront destinationsVisitor destinationStrong culturehigh confidence

Moderate energy, lower-density, and well provided with recreation programs, playgrounds and athletic fields; higher-cost in housing and well-maintained in public spaces, with visible cultural identity, major visitor destination, and strong gathering-place network.

Energy6
Compact town center5
Family amenities6
Culture8
Visitor presence9
Public gathering places8

Six 1–10 scales for the intensity of each quality, not a score of how good the place is. Higher just means more of that thing. Family amenities counts public recreation infrastructure, not who lives here; these never use race, ethnicity or other protected characteristics, and never measure safety. See the methodology.

The good

Schools are the draw: a Tier 2 district, and only 23 towns rate higher.

The bad

About 62 minutes to downtown at peak, and no rail to escape it.

The ugly

About $12k a year in property tax — the one housing bill that never amortises, never refinances and never ends.

Drawn from Essex's own numbers on this page, not from local reputation — we don't have a strong editorial view on every town.

$900k
4BR / 2BA house (est.)
$690k
3BR townhouse (est.)
$510k
2BR condo (est.)
$13.50
Tax per $1,000 (FY2026)
62 min
Peak drive to Boston (modeled)
No MBTA rail
80%
Homeowners (ACS 2019–23)
3,675
Residents

Where it is

📍 Essex · Boston is on the same map for scale

What it takes to live here

To buyMedian price (est.)
4BR / 2BA detached house$900k
3BR / 2BA townhouse$690k
2BR condo$510k
Property taxes (FY2026)$13.50 per $1,000 (1.35%)

Each row opens live listings on Redfin for that home type at or below that price, in ZIP 01929. Prices here are modeled estimates; what Redfin shows is the real market today, and the two will not match.

To rentPer month (est.)
4 bedrooms$3,433/mo
3 bedrooms$3,117/mo
2 bedrooms$2,593/mo
1 bedroom$2,187/mo

Rents are HUD FY2026 Small Area Fair Market Rents for Essex’s ZIP codes — 40th-percentile standard-quality units, so a nice single-family will ask more. Prices are market estimates, not appraisals. Each row opens rentals of that size in ZIP 01929. The search is not capped at the figure beside it: these are benchmark rents rather than asking rents, and filtering to one would hide most of what is actually listed.

Public elementary & middle schools

3 public schools in Essex — 2 elementary and 1 middle
ElementaryPK–5 · 305 students
ElementaryK–5 · 200 students
Middle6–8 · 278 students

Public schools of Essex’s district, from the DESE 2025–26 enrolment report. These are the schools assigned by address, not by choice. A regional district’s schools appear on every member town’s page; charter schools are public but allocated by lottery and are listed separately below, and the public high school is named in the rankings that follow.

Public School Rankings

Publisher rankingResult
Niche 2026 · Best School Districts#51 of 236 MA districts · A-
SchoolDigger 2025 · City/locality test-score rank#151 of 361 MA localities
U.S. News 2025-26 · Assigned high school#54 of 366 MA · Manchester Essex Regional High School
Boston Magazine 2025 · Greater Boston high school#5 of 135 · Manchester Essex Regional High School
Official Massachusetts data (DESE)Result
MCAS achievement82nd percentile statewide
Student growth (SGP)52nd percentile
4-year graduation rate97.4%
DESE accountabilitySubstantial progress toward targets

Each publisher ranks a different unit (district, locality, or a single school) with its own methodology — shown separately, never blended. DESE figures come from the latest official state reports; MCAS percentile is the district’s statewide rank on % Meeting/Exceeding expectations, ELA + Math. Our editorial school tier above is a separate summary.

Latest school building project: Manchester Essex Regional Middle/High School opened in September 2009; total project budget was about $49.4 million. A newer Essex Elementary project was in design without a final full budget in the review. MSBA project list.

Available Private School Options

18 private schools in Essex and within 12 miles
Adjacent town · GloucesterPK–8 · Elementary / middle · 25 students · 5.8:1 student-teacher · ~$10k–$20k/yr (est.)
Pingree ↗ searchNiche #62 · A+
Adjacent town · HamiltonAISNE accredited9–12 · High school · 397 students · ~$38k–$50k/yr (est.)
BrookwoodNiche B
Adjacent town · Manchester-by-the-seaAISNE accreditedPK–8 · Elementary / middle · ~$32k–$45k/yr (est.)
Adjacent town · Manchester-by-the-sea2–8 · Specialized / placement · placement/specialized
Waring SchoolNiche #46 · A+
Adjacent town · BeverlyNEASC accredited6–12 · Middle / high · 175 students · 8.2:1 student-teacher · ~$36k–$50k/yr (est.)
Adjacent town · BeverlyNEASC accredited9–12 · Specialized / placement · 289 students · placement/specialized
Adjacent town · BeverlyAISNE accreditedPK–8 · Elementary / middle · 224 students · ~$18k–$30k/yr (est.)
Adjacent town · BeverlyPK–8 · Elementary / middle · 205 students · 11.6:1 student-teacher · ~$8k–$15k/yr (est.)
Adjacent town · Beverly7–12 · Specialized / placement · 128 students · placement/specialized
Adjacent town · Beverly2–12 + SP · Specialized / placement · 99 students · placement/specialized
Adjacent town · BeverlyAISNE accreditedPK–6 · Elementary / middle · 98 students · 3.5:1 student-teacher · ~$18k–$30k/yr (est.)
Adjacent town · BeverlyPK–12 + SP · Specialized / placement · 79 students · placement/specialized
Adjacent town · BeverlyAISNE accreditedPK–8 · Elementary / middle · files no enrolment with the state
Adjacent town · BeverlyAISNE accreditedPK–12 · PK/K–12 · files no enrolment with the state
Adjacent town · DanversNEASC accredited6–12 · Middle / high · 1,432 students · ~$18k–$28k/yr (est.)
Adjacent town · DanversPK–8 · Elementary / middle · 339 students · ~$8k–$15k/yr (est.)
Adjacent town · DanversPK–12 · PK/K–12 · 169 students · ~$10k–$20k/yr (est.)
Adjacent town · NewburyNEASC accredited9–12 · High school · ~$40k–$52k/yr (est.) · ~$70k/yr boarding

Schools within 12 miles of Essex, from the MA DESE 2025–26 non-public enrollment report plus the Niche ranking of Massachusetts private high schools. Tuition shown as an estimated range by school type, grades and region — not school-published pricing. A parochial school and an independent day school are priced very differently, so treat these as a starting point and confirm with the school. Niche ranks private high schools only, so an elementary school never carries a number; where one shows a letter instead, that is Niche’s own overall grade, which reaches schools no ranked list does. Neither is a state measure — private schools sit no MCAS and report no results to Massachusetts. That Niche extract is also partial, so a school showing neither was not judged and found wanting; it may simply not have been in it. Student numbers are the figure schools do report, from the same DESE return. Where a student-teacher ratio is shown it is students over full-time-equivalent teachers in the federal Private School Universe Survey, 2021–22, the most recent published — a rough guide to class size, not a class size, and not a ranking either. It is shown only where that survey and the state agree on how many pupils the school has, which is why many schools here have none. Accreditation comes from the AISNE member directory, which records whether a school holds AISNE or NEASC accreditation — the two split the work by age rather than compete, AISNE taking the elementary and middle schools and NEASC the secondary ones. It means an outside body has reviewed the school against published standards on a ten-year cycle. It is not a measure of results, and its absence is not a mark against a school: plenty are not members at all. That directory is also where the schools marked files no enrolment with the state come from. They are real schools that simply make no return to Massachusetts, so the state holds no size for them and this page can show none — and for those, the grade range is read off AISNE’s age bands rather than taken from the school, so treat it as approximate and confirm with the school.

What’s around Essex

rural263 people per square mile across 14 sq mi rural — under 500 people per square mile

What’s hereCount
Cafés and coffee shops0
Bookshops0
Museums, theatres and galleries
See the list
2
Colleges and universities0
Public libraryEssex, T.O.H.P. Burnham Free Library

Density is Census population over land area. Café, bookshop and culture counts are what is mapped in OpenStreetMap — a volunteer map, so a well-mapped town looks busier than a thinly-mapped one. Read a low count as “little mapped here”, not “nothing here”. Colleges are active degree-granting institutions in the federal IPEDS directory; enrolment and campus housing capacity are its 2023 figures. The public library comes from the Massachusetts Board of Library Commissioners, which lists library systems rather than every branch. These figures describe places, never the people in them — see our methodology.

Census snapshot
ACS 2019–2023 (via MAPC DataCommon)Share
Homeowner households80%
White (non-Hispanic)94%
Asian (non-Hispanic)1.0%
Latino / Hispanic2.0%
African American (non-Hispanic)1.0%
These figures are neutral census facts, shown for every town equally. They are never used to filter, rank, or recommend towns — see our methodology and the federal Fair Housing Act.

Town spending & civic data

EssexFigure
Residents3,675
Municipal budgetFY2025, DLS Schedule A$19.6M
School district spendingManchester Essex Regional district$33.6M
Spending per pupil DESE, total expenditures$27,395
School spending per resident$9,153
Affordable housing units (Ch. 40B inventory)161

Municipal budget is Essex’s FY2025 General Fund total expenditures from its DLS Schedule A filing — the appropriated operating budget, excluding self-supporting enterprise funds. School spending is the Manchester Essex Regional district’s total expenditures from the DESE Per Pupil Expenditure report — a regional district, so the spend covers every member town, not just this one. Affordable-housing counts reflect the state Subsidized Housing Inventory. These figures are shown as neutral facts and never used to rank or filter towns.

Data status

FigureStatus
Home pricesCalibrated to the Zillow Home Value Index and Redfin market pages. For comparison, not appraisal.Preliminary
Property tax rateFY2026 residential rate per $1,000, from municipal assessor and treasurer pages.Preliminary
RentsHUD FY2026 Small Area Fair Market Rents, by ZIP.Sourced
School dataDESE published state reports. Publisher ranks carry their own edition and denominator. The school tier is editorial.Sourced
CommuteRail times for the 75 towns we could verify against the MBTA's published timetable are real scheduled journeys, transfers included. Where a town has rail but no verified journey, its rail time is modeled too, and the town page says so. Driving is modeled from distance with corridor adjustments, and station access is a flat allowance. Not measured by a routing API.Measured + modeled

This community was added after the original hundred, so its prices and tax rate are preliminary estimates pending verification against municipal and census records. Data last reviewed . Full detail on every source is in the methodology.

Realistic alternatives to Essex

Towns you could plausibly shortlist instead: comparable price and school tier, similar size and density, same part of the state.

TopsfieldTier 2
Also Tier 2, about $100k more expensive
HamiltonTier 2
Also Tier 2, 7 min closer to Boston
WenhamTier 2
Also Tier 2, 8 min closer to Boston
IpswichTier 3
Tier 3, lower tax at $11.50 per $1,000
BoxfordTier 2
Also Tier 2, about $200k more expensive
NewburyTier 3
Tier 3, 6 min further from Boston

Surprisingly similar in character

Close across the six vibe dimensions but not a substitute — a different price bracket, a different end of the state, or both.

HarwichTier 3
Both a visitor draw and social · 46 min further out
BarnstableTier 3
Both a visitor draw and social · 36 min further out
BrewsterTier 3
Both a visitor draw and social · 48 min further out
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