Manchester-by-the-Sea center
10 Central Street, Manchester-by-the-Sea, MA 01944
Living in Manchester-by-the-Sea, Massachusetts
Manchester-by-the-Sea sits on the southern side of Cape Ann, first settled by English colonists in 1629 and incorporated as Manchester in 1645. The town shifted from more than two centuries of fishing to a seaside resort economy starting around 1845, and voters added "by-the-Sea" to its name in 1989 to distinguish it from Manchester, New Hampshire. Its shoreline includes Singing Beach, known for sand that squeaks underfoot, a short walk from the town's MBTA station.
Manchester-by-the-Sea at a glance
- $8.70Residential tax rate per $1,000, FY2026
- $16,371Average single-family tax bill, FY2026
- 20-25 minDrive to Salem
- EssexCounty
Manchester-by-the-Sea's zip code
The entire town uses ZIP code 01944.
| Area | Zip code | Where it is |
|---|---|---|
| Manchester-by-the-Sea center | 01944 | The town's village center, where Town Hall sits near the harbor. |
Things to do in Manchester-by-the-Sea, MA
Start with Singing Beach and Coolidge Reservation, then 3 more below.
Singing Beach
A sand beach known for sand that squeaks when walked upon, with the Eaglehead rock formation at one end; about a half-mile walk from the MBTA station.
Manchester-by-the-Sea, MA
Coolidge Reservation
A shorefront conservation property with trails and views of Kettle Cove.
Manchester-by-the-Sea, MA
Masconomo Park
A harborside town park in the village center.
Manchester-by-the-Sea, MA
Manchester Historical Museum
A local history museum documenting the town's fishing and resort-era past.
Manchester-by-the-Sea, MA
The Monoliths
A cluster of large glacial boulders, formerly called Agassiz Rock, in a wooded reservation.
Manchester-by-the-Sea, MA
A little history
English colonists first settled the area in 1629, and it was incorporated as the town of Manchester in 1645.
Manchester's economy shifted from more than two centuries of fishing to a seaside resort trade beginning around 1845.
Voters changed the town's name from Manchester to Manchester-by-the-Sea in 1989, by a 97-95 vote, to avoid confusion with Manchester, New Hampshire.
Parks, trails and outdoors in Manchester-by-the-Sea
Manchester-by-the-Sea's coastline includes seven beaches and several conservation properties, from Singing Beach in the village center to the wooded shorefront trails of Coolidge Reservation.
- Singing BeachThe town's best-known beach, known for its squeaking sand.
- Coolidge ReservationShorefront conservation land with trails overlooking Kettle Cove.
- Cathedral PinesA wooded area within Coolidge Reservation.
- The Monoliths (Agassiz Rock)A reservation with large glacial boulders.
Walkability and getting around Manchester-by-the-Sea
The village center around Central Street, the harbor and Masconomo Park is walkable, and Singing Beach is about a half-mile walk from the train station, but the rest of town, including its beaches and conservation land, is spread out enough to need a car.
Drive times
- Salem, about 9 miles20-25 min
- Logan International Airport, about 28 miles40-50 min
Approximate, without traffic.
By bus or train
Manchester-by-the-Sea has its own MBTA Commuter Rail stop on the Newburyport/Rockport Line, running to Boston's North Station. Massachusetts Route 128 and Route 127 pass through town.
Manchester-by-the-Sea property taxes
Manchester-by-the-Sea's FY2026 residential tax rate is $8.70 per $1,000 of assessed value. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $870 a year. The average single-family tax bill was $16,371, on an average assessed value of $1,881,670.
Manchester-by-the-Sea's FY2026 tax rates
$8.70per $1,000, residential
- Residential$8.70 per $1,000
- Average single-family assessed value$1,881,670
- Average single-family tax bill$16,371
- Motor vehicle excise (statewide)$25 per $1,000 of value
Source: Massachusetts Division of Local Services, Tax Rates by Class and Average Single Family Tax Bill.
How the residential rate has changed
| Fiscal year | Residential rate |
|---|---|
| FY2022 | $10.60 |
| FY2023 | $10.43 |
| FY2024 | $9.35 |
| FY2025 | $9.15 |
| FY2026 | $8.70 |
Look up a Manchester-by-the-Sea property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value: 978-526-2010
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Manchester-by-the-Sea
What we check on a Manchester-by-the-Sea purchase: MassHousing limits, the flood map, the smoke certificate, smoke & co certificate, coastal flood zones.
First-time buyer programs
MassHousing sets its own income and price limits for Essex County. We check them with you before you shop.
MassHousing home loansCheck the flood zone first
Low-lying land along Manchester Harbor and the town's coastline falls within FEMA-mapped coastal flood zones. We check FEMA's map before you offer.
FEMA's flood map for Manchester-by-the-SeaSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Manchester-by-the-Sea Fire Department before the sale closes.
Manchester-by-the-Sea Fire Department pageMassachusetts requires a smoke and CO certificate before closing
Sellers in Massachusetts need a smoke detector and carbon monoxide alarm compliance certificate from the local fire department before a home sale can close.
Harbor-area property falls within FEMA flood zones
Manchester-by-the-Sea's harbor and shoreline put nearby properties within FEMA-mapped flood zones; buyers close to the water should check the flood map and ask about flood insurance.
All loans are subject to credit approval, underwriting, and property and program requirements. MassHousing limits and eligibility are set by MassHousing and change from time to time.
Thinking about buying in Manchester-by-the-Sea?
We're licensed in Massachusetts. Send us a Manchester-by-the-Sea address and we'll run the numbers, taxes included.
Moving to Manchester-by-the-Sea: utilities, trash and town hall
Who to call in Manchester-by-the-Sea.
- Trash and recyclingThe town recently moved to automated curbside trash collection with town-issued bins; residents with delivery or collection issues contact the Department of Public Works.
- Registry of Motor VehiclesUpdate your address with the RMV within 30 days. Excise tax goes to the city or town where the car is garaged.Mass. RMV
Town Hall offices and contacts
Manchester-by-the-Sea Town Hall is at 10 Central Street, Manchester-by-the-Sea, MA 01944-1399. Hours: Monday-Wednesday 8:30am-5pm, Thursday 8:30am-6:30pm, closed Friday. Main line: 978-526-2000.
- Town HallMain line and website978-526-2000
- Town ClerkVital records, elections and licensing.978-526-2040
- AssessorProperty values and assessments.978-526-2010
- Tax CollectorProperty tax billing and payment.978-526-2030
- AccountantTown finances.978-526-2020
- Building DepartmentBuilding permits and inspections.978-526-2010
- Board of HealthTitle 5 septic inspections, well regulations and health permits.978-526-7385
- Department of Public WorksTrash, recycling, roads and water/sewer.978-526-1242
- Harbor DepartmentHarbor and mooring management.978-526-7832
- Parks & RecreationTown parks and recreation programs.978-526-2019
- Manchester Public LibraryThe town's public library.
- Manchester Essex Regional School DistrictThe regional school district serving Manchester-by-the-Sea and Essex.
Manchester-by-the-Sea, MA FAQ: taxes and town services
What is the property tax rate in Manchester-by-the-Sea, MA?
Manchester-by-the-Sea's FY2026 residential tax rate is $8.70 per $1,000 of assessed value. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Manchester-by-the-Sea?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $3,480 a year at $8.70 per $1,000. The bill uses the assessor's value, not the sale price.
Does Manchester-by-the-Sea have a split tax rate?
No. Manchester-by-the-Sea uses a single rate of $8.70 per $1,000 for all property classes.
What is the average single-family tax bill in Manchester-by-the-Sea?
The average single-family tax bill in Manchester-by-the-Sea was $16,371 for FY2026, on an average assessed value of $1,881,670.
What ZIP code does Manchester-by-the-Sea use?
The entire town uses ZIP code 01944.
Is there an MBTA station in Manchester-by-the-Sea?
Yes. The town has its own stop on the Newburyport/Rockport Line to Boston's North Station.
How far is Singing Beach from the train station?
About a half-mile walk from the MBTA Commuter Rail stop.
Why is it called Manchester-by-the-Sea instead of Manchester?
Voters added "by-the-Sea" in 1989, by a 97-95 vote, to distinguish the town from Manchester, New Hampshire.
How far is Manchester-by-the-Sea from Boston?
About 24 miles northeast of Boston and 9 miles northeast of Salem.
Towns near Manchester-by-the-Sea
Neighbors of Manchester-by-the-Sea, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Manchester-by-the-Sea, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Manchester-by-the-Sea, MA official website: manchester.ma.us
- Manchester-by-the-Sea Staff Directory: manchester.ma.us
- Tax rates and average single-family value and tax bill: Massachusetts Division of Local Services, Tax Rates by Class and Average Single Family Tax Bill.
- Motor vehicle excise: M.G.L. c. 60A, $25 per $1,000 of value statewide.
- Walkability: Walk Score®, provided live by Walk Score.
- Photo: Fletcher6, CC BY-SA 3.0, via Wikimedia Commons.
- Checked September 25, 2026.