Newton MA Schools Guide: Villages, Districts & Home Values 2026

# Newton MA Schools Guide: Villages, Districts & Home Values 2026

If you're buying a home in Newton specifically for the public schools, here's the direct answer: every home in Newton — regardless of which of the 13 villages it sits in — feeds into Newton Public Schools, one of the top-ranked districts in Massachusetts. The district's elementary schools are neighborhood-assigned (K–5), middle schools serve grades 6–8 on a feeder-zone system, and both Newton North and Newton South high schools are elite by any measure. School quality isn't a reason to choose between Newton villages — it's the reason buyers choose Newton over other towns. What varies by village is your elementary school assignment, your middle school feeder, and of course, your home price.

With 29 years of experience and over $590M in career sales, I've helped hundreds of buyers navigate exactly this decision. Let me walk you through every layer of the Newton school system — and what it means for your purchase.

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Newton Public Schools: The District at a Glance

For the 2026 school year, Newton Public Schools serves approximately 11,752 students across 22 public schools — and the district's average testing ranking is 10/10, placing it in the top 10% of public schools in Massachusetts. That's not marketing language; that's a data point I share with every buyer who asks me why Newton commands such a significant premium over surrounding towns.

Newton students post an average math proficiency score of 71% and reading proficiency of 68%, versus Massachusetts public school averages of 43% and 45% respectively. Those are meaningful margins, and they show up consistently across both high schools and in national rankings.

The district as a whole benefits from high per-pupil spending and intense community engagement — a culture that permeates everything from the elementary science fairs to the high school robotics teams.

For buyers comparing Newton to nearby communities, our complete relocation guide for Newton MA covers the full picture beyond schools.

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The K–5 Elementary Schools: Village-by-Village Assignments

Newton operates 11 neighborhood elementary schools, each serving a defined geographic zone within the city's 13 villages. Your address determines your school — and some addresses fall within a "buffer zone," meaning two schools are listed and the district retains flexibility in balancing class and school sizes. Always verify your specific address using the City of Newton's "Find My School" tool before making an offer.

Here's how the elementary assignments break down by village:

- Newton Centre → Countryside Elementary (K–5). One of the most sought-after assignments in the city. Located directly in the heart of Newton Centre's walkable village, Countryside draws strong parent engagement and consistently high test scores.

• •Newton Highlands / Newton Centre (eastern) → Zervas Elementary (K–5). Zervas serves the Newton Highlands corridor and parts of Newton Centre. Widely regarded alongside Countryside as one of Newton's premier elementary programs.
• •Waban → Angier Elementary (K–5). Angier serves the Waban village — a tight-knit, low-traffic neighborhood with large lots. Zervas and Angier elementary districts are considered major draws for buyers prioritizing the Newton Highlands–Waban corridor.
• •West Newton / Newtonville → Day Middle School feeder elementaries including Cabot, Lincoln-Eliot, and Horace Mann (K–5). These schools serve Newton's commuter-rail villages along the Framingham/Worcester Line.
• •Newton Upper Falls / Oak Hill area → Bowen Elementary (K–5). Bowen serves the southeastern corner of Newton, including parts of Newton Upper Falls and the Oak Hill corridor.
• •Newton Corner / Nonantum → Franklin, Memorial Spaulding, and Ward elementaries (K–5). These serve Newton's most affordable villages.
• •Auburndale / Newtonville → Weeks Elementary (K–5). Weeks serves the Auburndale and parts of Newtonville — a strong school with an active community.
• •Chestnut Hill → Countryside or Zervas, depending on exact address. Chestnut Hill straddles the Zervas and Countryside zones near the Newton Centre boundary.

  What I tell my clients: Elementary school assignment creates meaningful micro-market premiums within Newton. Homes zoned to Countryside, Zervas, and Angier command the highest prices in their respective villages — not because the other schools are weak (they all perform well above state averages), but because those three schools carry the strongest perceived prestige among buyers and consistently generate the most competition at offer time.

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  The 6–8 Middle Schools: Day, Bigelow, Brown & Oak Hill

  Newton operates four middle schools, each drawing from specific elementary feeder zones:

  - Day Middle School — Serves Newtonville, Newton Corner, and parts of West Newton. Strong STEM programming and performing arts. Located on Walnut Street in Newtonville.

• •Bigelow Middle School — Serves Newton Centre, Chestnut Hill, and parts of Newton Highlands. Bigelow is ranked among Newton's top-performing public schools, drawing from some of the city's most competitive elementary zones. Note that Newton Public Schools recently instituted a feeder pattern change for Bigelow and Day Middle Schools — if you're purchasing specifically with this in mind, confirm your address assignment before closing.
• •Brown Middle School — Serves West Newton, Auburndale, and Nonantum. Brown has a strong visual and performing arts program and an active athletics department.
• •Oak Hill Middle School — Serves the Newton Upper Falls, Waban, and Newton Highlands zones. Oak Hill is Newton's newest middle school and has developed strong STEM and enrichment programs.

  All Newton middle schools offer specialized Music, Art and Physical Education instruction at every level, along with professionally staffed automated libraries and Career and Technical Education programs.

  A practical note on boundaries: Buffer zones — areas where a residence can be assigned to either of two schools — exist at the middle school level as well, helping the district manage class and school sizes more effectively. If you're buying near a zone boundary, always use Newton's official "Find My School" locator.

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  Newton North vs. Newton South: Two Elite High Schools

  This is the question I hear most often at my office at 1229 Centre Street. Both high schools are exceptional. Here's the honest breakdown:

  Newton North High School

• •Located in Newtonville, serves the northern half of the city (Day and Brown middle school feeders)
• •Approximately 2,000 students, grades 9–12
• •Robust AP and honors curriculum, nationally recognized theater and music programs
• •Strong athletics: baseball, soccer, lacrosse, and swim programs with deep community following
• •In the 2025–2026 U.S. News & World Report rankings, Newton North was ranked #852 nationally, placing it in the top 5% of high schools across the country.

  Newton South High School

• •Located in Newton Centre, serves the southern half of the city (Bigelow and Oak Hill middle school feeders)
• •Approximately 1,900 students, grades 9–12
• •Known for its intense academic culture, debate program, and STEM emphasis
• •Strong arts: orchestra, jazz band, and award-winning drama productions
• •Newton South came in at #575 nationally — statewide, it was ranked the 24th best public high school in Massachusetts.

  In my experience, the North vs. South debate rarely changes a buyer's decision — because both schools produce graduates who attend highly competitive colleges, carry full AP and IB-equivalent course loads, and benefit from a community that genuinely values academic achievement. What does matter is which village fits your lifestyle and price point, because that determines your high school assignment.

  For a deeper dive on the two high schools, see our Newton North vs. Newton South comparison guide.

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  How School Quality Translates to Home Values

  This is where my 29 years of market data really comes into play. Newton's school district creates a ceiling on exit risk — buyers will pay a premium to enter this district, and that premium has been remarkably stable across market cycles.

  Here's what the numbers look like in 2026:

  - Citywide single-family median: approximately $1.5M–$1.85M depending on the data source and month measured. Movoto reports a median sold price of $1,848,000 in February 2026.

• •Newton Centre / Countryside zone: Median single-family prices in the $1.9M–$2.4M range for updated homes. Newton Centre's September 2025 median was approximately $1.85M.
• •Waban / Angier zone: Large-lot colonials and contemporaries regularly trade in the $2M–$3.5M range. Waban and Newton Highlands have a mix of historic and new homes, with prices typically between $1M and over $4M for a new estate.
• •West Newton / Newtonville: More accessible entry points in the $1.1M–$1.6M range, with commuter rail access adding transit value.
• •Newton Upper Falls / Nonantum: Newton's most affordable villages, with single-family homes often trading in the $900K–$1.3M range — full district access at a lower entry price.

  The school premium in real dollars: What I tell my clients is that the 20–30% premium Newton commands over a comparable home in Waltham or Watertown is almost entirely attributable to school district access. Newton Public Schools rank among the highest of any city in Greater Boston proper. Buyers who understand this treat Newton real estate less like a housing purchase and more like a long-term investment with built-in demand.

  For sellers, understanding how school zone affects your pricing strategy is critical — our Newton MA home pricing and net proceeds guide breaks down exactly how to position your home.

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  Village-by-Village School Zone Summary

  | Village | Elementary | Middle School | High School |

|---|---|---|---| | Newton Centre | Countryside | Bigelow | Newton South | | Newton Highlands | Zervas | Bigelow / Oak Hill | Newton South | | Waban | Angier | Oak Hill | Newton South | | Chestnut Hill | Countryside / Zervas | Bigelow | Newton South | | Newtonville | Lincoln-Eliot / Cabot | Day | Newton North | | West Newton | Horace Mann / Cabot | Brown / Day | Newton North | | Auburndale | Weeks | Brown | Newton North | | Newton Corner | Franklin / Ward | Day | Newton North | | Nonantum | Ward / Memorial Spaulding | Brown | Newton North | | Newton Upper Falls | Bowen | Oak Hill | Newton South | | Newton Lower Falls | Mason-Rice | Bigelow | Newton South |

Note: Always verify your exact address using Newton Public Schools' official enrollment tool, as buffer zones exist at every level.

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Programs of Excellence: What Makes Newton's Schools Stand Out

Advanced Academics: Newton offers a full range of Honors and Advanced Placement courses at the high school level, with both Newton North and Newton South consistently posting among the highest AP participation and pass rates in the state.

Arts: Both high schools have nationally recognized music programs — Newton South's orchestra and Newton North's theatrical productions regularly earn regional and state awards. The arts culture starts in elementary school with dedicated music and visual arts instruction at every grade level.

Athletics: Newton competes in the Bay State Conference. Newton North football, Newton South swimming, and cross-country programs at both schools have deep traditions. Both high schools have full athletic complexes with turf fields.

STEM & Technology: Newton North houses one of the strongest engineering and robotics programs in eastern Massachusetts. Newton South's math department consistently produces MATHCOUNTS and AMC competitors.

Special Education & Inclusion: Newton Public Schools operates a well-regarded inclusion model with robust services at every level — a meaningful factor for many of my buyers.

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Thinking About Neighboring Districts?

If you're also weighing towns beyond Newton, our guides for Wellesley MA schools and districts, Lexington MA schools-ma-schools-real-estate-a-complete-2026-guide), and Needham MA schools and real estate offer the same depth of analysis. For families exploring MetroWest further out, Southborough MA schools and real estate and Northborough MA schools are worth a read.

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Ready to Find Your Newton School Zone?

Zev and I work with buyers at every price point across all 13 Newton villages, and school zone strategy is one of the first conversations we have. Whether you want to maximize access to a specific elementary, lock in a Newton South feeder, or find the best value entry point into the district, we can walk you through it with actual current listings and market data — not generalities.

Use our home valuation tool if you're coming from another town and want to know what your current home is worth before you make a move. Or book a consultation and let's map out a strategy together.

Sarina Steinmetz | Sales Vice President, CRS, ABR, GRI | William Raveis Real Estate, Newton MA 📞 617.610.0207 | Contact us

Zev Steinmetz: 617.335.2019