Searching for a home in Newton often means comparing more than individual properties. The city’s 13 villages differ in housing stock, rail access, village-center activity, lot patterns, condominium availability, and typical price positioning.
A home that works well for a buyer prioritizing Green Line access may be very different from one that works for someone looking for more single-family inventory or a quieter residential setting. Even within the same village, exact location can make a significant difference in access to transit, shops, parks, and major roads.
This comparison is designed to help narrow your Newton home search before you begin comparing individual listings.
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Newton’s 13 Villages at a Glance
The City of Newton officially recognizes 13 village centers: Auburndale, Chestnut Hill, Newton Centre, Newton Corner, Newton Highlands, Newton Lower Falls, Newton Upper Falls, Newtonville, Nonantum, Oak Hill, Thompsonville, Waban, and West Newton. Newton developed around multiple village centers rather than one traditional downtown, which is why housing and transportation can vary considerably from one part of the city to another. (newtonma.gov)
| Village | Housing Mix | Rail Access | Village-Center Access | General Price Positioning | Condo Availability |
|---|---|---|---|---|---|
| Newton Centre | Single-family + condos | Green Line D | High | Higher | Strong |
| Newtonville | Single-family + condos + multi-family | Commuter Rail | High | Mid-to-higher | Strong |
| Chestnut Hill | Single-family + condos | Green Line D | Medium | Higher | Strong in some sections |
| West Newton | Single-family + condos | Commuter Rail | High | Mid-to-higher | Moderate |
| Newton Highlands | Primarily single-family + some condos | Green Line D | High | Mid-to-higher | Moderate |
| Waban | Primarily single-family | Green Line D | Medium | Higher | Limited |
| Auburndale | Single-family + condos | Commuter Rail | Medium | Mid-to-higher | Moderate |
| Newton Upper Falls | Single-family + some condos | Nearby transit | Lower | More varied | Moderate |
| Newton Lower Falls | Primarily residential | Road / bus | Lower | More varied | Limited |
| Nonantum | Single-family + multi-family + condos | Road / bus | Medium | More varied | Moderate |
| Newton Corner | Mixed residential | Road / bus | Medium | Varied | Moderate |
| Oak Hill | Primarily single-family | Road / bus | Lower | Mid-to-higher | Limited |
| Thompsonville | Primarily residential | Nearby Green Line | Lower | Varied | Limited |
Market note: Price positioning is relative. Actual values can vary substantially based on property type, condition, lot size, renovation history, exact location, and current inventory. Recent MLS comparable sales are more useful than broad village averages when evaluating a specific property.
Newton Villages With Green Line Access
For buyers who want direct access to the MBTA Green Line D branch, several areas of Newton stand out.
Newton Centre
Newton Centre combines one of Newton’s largest village centers with direct Green Line D access.
The station is located close to restaurants, retail, cafés, and everyday services, making Newton Centre one of the clearest examples of transit and commercial activity being concentrated in the same area.
Housing surrounding the center includes single-family homes, condominiums, and other residential properties. Buyers should still evaluate the exact distance between a listing and the station since Newton Centre covers a larger area than the commercial core itself.
Newton Highlands
Newton Highlands offers Green Line access through Newton Highlands station, with Eliot station also serving nearby parts of the area.
Lincoln Street forms the village’s primary commercial center, giving buyers access to restaurants, shops, and services close to transit.
The residential stock is weighted toward single-family homes, although condominiums and other housing types are available.
Waban
Waban has its own Green Line D station near Waban Square.
Compared with Newton Centre and Newton Highlands, its commercial center is smaller and much of the surrounding area is primarily residential.
For a buyer who wants Green Line access while focusing on single-family housing, Waban can therefore present a different housing environment from Newton Centre.
Chestnut Hill
The Newton portion of Chestnut Hill includes access to Chestnut Hill station on the Green Line D branch.
Buyers should be particularly careful when searching this area because Chestnut Hill spans portions of Newton, Brookline, and Boston. A Chestnut Hill mailing address does not automatically mean that a property is located within Newton.
Woodland and Riverside
Woodland and Riverside are also Green Line D stations within Newton and can be relevant when evaluating properties in the western and southwestern parts of the city.
The value of Green Line access should be evaluated at the property level. A house may technically be located within a village served by rail while still requiring a substantial walk or drive to the station.
Newton Villages With Commuter Rail Access
Newton’s Framingham/Worcester Commuter Rail service is concentrated in three village areas:
- Newtonville
- West Newton
- Auburndale
These villages can be particularly relevant when the buyer’s destination is better served by the Commuter Rail than the Green Line.
Newtonville
Newtonville combines Commuter Rail access with a substantial commercial center around Walnut Street and Washington Street.
Its housing stock is also more varied than in some predominantly single-family parts of Newton, with condominiums, multi-family homes, and single-family properties all represented.
West Newton
West Newton has an established Washington Street village center together with Commuter Rail service.
Housing varies considerably within the village, so buyers comparing West Newton properties should look beyond the village label and consider exact location, property type, condition, and distance from the commercial center and station.
Auburndale
Auburndale provides another Framingham/Worcester Line option in western Newton.
Its housing mix includes single-family properties and condominium opportunities, and parts of the village also provide relatively convenient access to major roads.
Buyers with a commute requirement should check current MBTA schedules rather than relying on estimated travel times in real estate listings.
Newton Villages With Strong Village-Center Access
Not every Newton village has the same concentration of retail, restaurants, services, and transit.
For buyers who want more daily amenities concentrated near the residential area, Newton Centre, Newtonville, West Newton, and Newton Highlands are useful places to compare.
Newton Centre
Newton Centre has one of the city’s largest commercial districts and direct Green Line access.
Newtonville
Newtonville combines a substantial village center with Commuter Rail service and mixed housing.
West Newton
West Newton’s Washington Street district includes restaurants, shops, services, and transportation connections.
Newton Highlands
Newton Highlands has a smaller but concentrated commercial center along Lincoln Street paired with Green Line access.
The City of Newton identifies Newton Centre, Newtonville, Nonantum, and West Newton among its larger village centers by commercial scale, reinforcing how different these locations can be from Newton’s smaller residential villages. (newtonma.gov)
Village-center access should still be measured from the specific property, not the village name alone.
Newton Villages With More Condo Options
Condominium inventory is not distributed evenly across Newton.
Buyers primarily interested in condos should generally begin by comparing areas with more mixed housing stock and development near village centers.
Newton Centre
Newton Centre offers condominium inventory alongside Green Line access and a large commercial center.
When comparing units, buyers should look beyond the purchase price and evaluate:
- monthly condo fees
- association reserves
- recent or planned assessments
- master insurance
- owner occupancy
- parking
- building age and condition
- condo documents
- distance to transit
Newtonville
Newtonville contains a mix of condominiums, multi-family homes, and single-family properties.
Its combination of mixed housing and Commuter Rail access makes it another important market to include in a Newton condo search.
Chestnut Hill
Chestnut Hill includes a variety of condominium developments, including larger and higher-end units in some sections.
Because the Chestnut Hill name crosses municipal boundaries, confirm whether a particular property is actually located in Newton before comparing taxes, municipal services, school assignment, and local market data.
West Newton and Auburndale
Both West Newton and Auburndale can offer condo opportunities, although inventory may be less concentrated than in Newton Centre or Newtonville.
Current availability can change significantly, so buyers should rely on active listings rather than assuming a village always has a particular level of condo inventory.
View Newton Condos and Homes for Sale →Â
Where Is Single-Family Housing More Common?
Buyers focused on detached single-family homes will encounter different housing patterns than condo buyers.
Areas such as Waban, Oak Hill, Newton Highlands, and portions of Newton Upper Falls and Newton Lower Falls contain housing stock that is more heavily weighted toward single-family properties.
That does not automatically mean a buyer will receive more value or more land in one village than another.
Two single-family homes at the same price can differ significantly in:
- usable square footage
- lot size
- renovation level
- age of major systems
- parking
- property taxes
- proximity to rail
- access to a village center
- recent comparable sales
The property itself should remain the primary unit of comparison.
Where Are Newton’s More Accessible Entry Points?
Newton prices vary considerably by property type and location.
Historically, buyers searching below the city’s highest-priced single-family segments have often encountered opportunities in areas such as Nonantum and Newton Upper Falls, as well as individual properties elsewhere in the city.
However, it is not useful to label one village permanently as “the cheapest.”
Some villages record relatively few sales in a particular year. A small number of unusually large, renovated, or lower-priced transactions can therefore move the median substantially.
The better question is:
Which Newton villages currently have properties that fit my budget and property requirements?
That answer should come from current inventory and recent MLS comparable sales rather than a static village ranking.
Newton Centre vs Newtonville
These are two of the most frequently compared village environments because both offer substantial commercial activity and rail access, but the transportation and housing mix differ.
Newton Centre has Green Line D service and a substantial mix of single-family homes and condos around its commercial core.
Newtonville is served by the Commuter Rail and has a particularly varied housing mix that includes condos and multi-family properties alongside single-family homes.
A buyer comparing the two should consider:
- Green Line vs Commuter Rail preference
- property type
- active inventory
- distance to the station
- condo availability
- lot requirements
- property condition
- recent comparable sales
There is no universal winner. The better choice depends on the individual property and the buyer’s actual transportation and housing requirements.
Newton Centre vs Waban
Newton Centre and Waban both provide Green Line D access, but their built environments differ.
Newton Centre has a much larger concentration of restaurants, shops, and services around its station.
Waban has a smaller village center and a residential housing stock more strongly oriented toward single-family properties.
For buyers comparing listings in the two areas, useful questions include:
- How important is proximity to a larger commercial center?
- Is a condo being considered, or only a single-family home?
- How far is the property from the Green Line?
- How does the lot compare?
- Does either home require significant updating?
- What have comparable nearby homes recently sold for?
Newtonville vs West Newton
Newtonville and West Newton both have Commuter Rail service and established village centers.
The difference often comes down to the particular property and its position within the village rather than the transportation mode alone.
Both areas contain a variety of housing, so buyers should compare current inventory by property type instead of assuming one village will consistently offer lower prices or larger homes.
How to Compare Two Newton Villages
When two or three villages appear to fit your search, compare them using the same criteria.
1. Property Type
Start by identifying what you actually want to buy.
A buyer looking for a condominium may encounter a very different set of villages than someone exclusively searching for detached single-family homes.
2. Current Inventory
Historical pricing is useful context, but you can only buy what is currently available.
A village that normally fits your search may have very few active listings at a particular moment.
3. Transportation
Compare transportation based on your actual destination.
Consider:
- Green Line
- Commuter Rail
- bus service
- I-90
- Route 9
- driving time
- station distance
A rail station inside the same village does not necessarily mean it is conveniently located to every property in that village.
4. Village-Center Access
If proximity to restaurants, stores, cafés, and services matters, calculate the distance from the individual property.
Do not assume that every Newton Centre or Newtonville listing is equally walkable.
5. Property Condition
Condition can outweigh village-level price differences.
A lower-priced property requiring major mechanical, structural, roofing, or interior work may result in a higher total investment than a more expensive updated property elsewhere.
6. Total Ownership Cost
Purchase price is only one part of the decision.
Depending on the property, buyers may also need to consider:
- property taxes
- condo fees
- homeowners insurance
- maintenance
- utilities
- immediate repairs
- renovation costs
7. Recent Comparable Sales
Village-wide statistics provide context, but the most useful pricing evidence usually comes from nearby properties that are actually comparable in type, size, condition, lot, and location.
Newton Village Home Prices: How to Use the Data
Village-level pricing can be helpful, but it needs to be interpreted carefully.
A city the size of Newton contains substantial variation even inside the same village. A renovated single-family home near transit should not automatically be compared with an older property farther from the village center simply because both share the same village name.
Some villages also have relatively low transaction counts, which can make annual medians volatile.
For future price updates on this page, Centre Realty Group should use a single consistent methodology:
- MLS data
- closed transactions only
- single-family and condo data separated
- one consistent date range
- median sale price
- transaction count
- consistent village boundaries
- last updated date
For example:
2025 Closed Single-Family Sales | Source: MLS | Updated August 2026
Until village-level MLS numbers are calculated consistently, qualitative price positioning is more reliable than combining Zillow values, ZIP-code estimates, listing medians, and small sales samples.
For broader current Newton housing data, see:
Newton Real Estate Outlook 2026 →Â
Newton Villages and School Assignment
School assignment should be checked at the individual property-address level, not inferred from a village name.
Newton Public Schools states that some residences are located within buffer zones, where two schools may appear as options and the district makes the final assignment decision. The district directs residents to its Find My School system to check the schools associated with a specific address. (newton.k12.ma.us)
For that reason, CRG recommends confirming the current assignment directly with Newton Public Schools when evaluating a property.
Village comparison pages should not rank areas based on school quality or assume that every address within a village has the same assignment.
Newton Villages vs Current Listings
Village characteristics can help narrow a search, but they should not replace property-level analysis.
For example, a buyer may initially prefer Newton Centre because of Green Line access, then find that a particular Newton Highlands property provides similar transit convenience with a different housing option.
Another buyer may begin with Waban because of its single-family housing stock but find a property in Auburndale that better fits the combination of price, lot, condition, and transportation.
The most effective search usually begins with a small group of villages and then compares actual listings within them.
Frequently Asked Questions About Newton Villages
How many villages are in Newton, Massachusetts?
Newton officially recognizes 13 villages: Auburndale, Chestnut Hill, Newton Centre, Newton Corner, Newton Highlands, Newton Lower Falls, Newton Upper Falls, Newtonville, Nonantum, Oak Hill, Thompsonville, Waban, and West Newton. (newtonma.gov)
Which Newton villages have Green Line access?
The Green Line D branch serves multiple stations within Newton, including Chestnut Hill, Newton Centre, Newton Highlands, Eliot, Waban, Woodland, and Riverside.
The usefulness of a station depends on the location of the individual property, so buyers should check actual walking or driving distance.
Which Newton villages have Commuter Rail service?
Newtonville, West Newton, and Auburndale are served by the Framingham/Worcester Commuter Rail Line.
Which Newton villages have more condo options?
Newton Centre, Newtonville, and parts of Chestnut Hill generally contain more condominium inventory than Newton’s predominantly single-family residential areas. West Newton and Auburndale can also offer condo options.
Inventory changes continuously, so current listings should be checked before narrowing a search.
Which Newton villages tend to have more single-family homes?
Waban, Oak Hill, Newton Highlands, and several of Newton’s less densely developed residential areas have housing stocks weighted more heavily toward single-family properties.
Which Newton village is the least expensive?
There is no permanent answer.
Pricing depends on the property type and the homes that happen to be available or sold during a particular period. Nonantum and Newton Upper Falls have historically offered lower entry points in some market periods, but current MLS data should be reviewed before comparing them with other villages.
Is Chestnut Hill part of Newton?
Part of Chestnut Hill is located within Newton, while other sections fall within Brookline and Boston. Always confirm the municipality of a specific property rather than relying only on the Chestnut Hill mailing address.
Does the Newton village determine the public school?
Not necessarily. Newton Public Schools assigns schools by property address, and some addresses fall within buffer zones. Buyers should verify the current assignment through Newton Public Schools for the specific property. (newton.k12.ma.us)
How should I choose between two Newton villages?
Start with your required property type, budget, current inventory, and transportation needs. Then compare actual properties based on location, condition, total ownership cost, and recent comparable sales.
Learn More About Newton’s 13 Villages
If you’re looking for individual profiles of all 13 villages rather than a buyer-focused comparison, read our complete:
That guide covers the identity and characteristics of each village individually, while this page is designed to help buyers compare them.
Compare Current Homes Across Newton
Understanding the differences between Newton’s villages can narrow your search, but the final decision should be based on current inventory and the individual property.
Centre Realty Group is based in Newton and has served Greater Boston since 1992. Our agents can help compare current listings, recent sales, property types, transportation access, and market conditions across Newton’s 13 villages.
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Disclaimer: This article is for general informational purposes only. Real estate inventory, market conditions, transportation service, school assignments, and other local information can change. Buyers should verify information relevant to a specific property with the appropriate municipal agency, transportation provider, school district, or licensed professional before making a real estate decision.
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