Newton vs. Brookline: Which Boston Suburb Is Right for You?

Newton and Brookline are two of the most desirable communities in Greater Boston, consistently ranking among the top places to live in Massachusetts. Both offer exceptional schools, safe neighborhoods, and convenient access to Boston. But despite their geographic proximity — they share a border — Newton and Brookline offer distinctly different lifestyles, housing options, and community experiences. Whether you are relocating to the Boston area or considering a move within the region, understanding the differences between these two communities is essential to finding the right fit for your family.

Newton Overview: The Garden City

Newton is a city of approximately 88,000 residents spread across 18.2 square miles and 13 distinct villages. Incorporated in 1688 and nicknamed "The Garden City" for its extensive parks and green spaces, Newton offers a unique suburban experience where each village functions almost as its own small town with a distinct village center, character, and housing stock. Newton is predominantly residential, with a strong emphasis on single-family homes, generous lot sizes, and tree-lined streets. The city is home to Boston College and several other educational institutions, and its public school system is consistently ranked among the best in the state.

Brookline Overview: The Urban Suburb

Brookline is a town of approximately 63,000 residents across 6.8 square miles, bordered by Boston on three sides. Despite its smaller geographic footprint, Brookline packs an incredible density of culture, dining, shopping, and transit options into its commercial centers — particularly Coolidge Corner, Brookline Village, and Washington Square. Brookline's housing stock is notably more diverse than Newton's, with a significant share of condominiums, multi-family homes, and apartment buildings alongside single-family residences. The town maintains a distinctly urban-suburban character that appeals to residents who want walkability and city amenities without living in Boston proper.

Housing: How Do Newton and Brookline Compare?

The housing market is where Newton and Brookline diverge most significantly. Newton is dominated by single-family homes — they account for approximately 65% of all housing units. The city's 13 villages offer an extraordinary range of architectural styles, from grand Chestnut Hill estates to charming Nonantum bungalows, and lot sizes that are generous by Greater Boston standards. Newton's median home price of approximately $1,350,000 reflects this emphasis on single-family housing.

Brookline, by contrast, has a much more mixed housing stock. Condominiums and multi-family properties account for approximately 70% of all housing units, giving buyers more entry-point options. This means you can buy into Brookline's excellent school system and walkable lifestyle at a lower price point than Newton, provided you are comfortable with condo or apartment living. However, single-family homes in prime Brookline locations like Fisher Hill and Chestnut Hill (the neighborhood spans both Newton and Brookline) command prices comparable to or exceeding Newton's top villages.

Key price comparisons: Newton city-wide median: $1,350,000 (single-family focused). Brookline town-wide median: $1,350,000 (includes all property types). Newton Chestnut Hill: $2,100,000. Brookline Chestnut Hill/Fisher Hill: $2,300,000+. Newton's most affordable village (Nonantum): $825,000. Brookline starter condos: $400,000-$600,000. Newton condos: $500,000-$900,000. Brookline single-family homes: $1,800,000-$6,000,000+.

Schools: Newton Public Schools vs. Brookline Public Schools

Both Newton and Brookline operate exceptional public school systems that routinely rank among the top in Massachusetts. However, they differ in structure and scale.

Newton Public Schools serves approximately 12,500 students across 15 elementary schools, 4 middle schools, and 2 high schools (Newton North and Newton South). The district's larger size provides extensive course offerings, particularly at the high school level, where both schools offer 25+ AP courses, competitive athletics, and nationally recognized performing arts programs. Newton's per-pupil expenditure is approximately $22,000. Average SAT scores exceed 1300 at both high schools.

Brookline Public Schools serves approximately 7,800 students across 8 elementary schools (K-8) and 1 high school (Brookline High School). The K-8 model means students stay in their neighborhood school longer, which some families prefer for continuity. Brookline High School is a large, comprehensive high school known for its academic rigor, diversity, and METCO participation. Per-pupil expenditure is approximately $24,000 — among the highest in the state. Average SAT scores at Brookline High are comparable to Newton's two high schools.

The key structural difference: Newton's two-high-school model means smaller, somewhat more intimate high school communities (1,800-2,000 students each), while Brookline's single high school (approximately 2,100 students) creates one unified community. Both approaches have advantages. Newton families also benefit from school choice within the district's 15 elementary schools, while Brookline families benefit from the K-8 neighborhood school model that reduces transitions.

Walkability and Public Transit

Brookline is significantly more walkable than Newton overall, which is a major differentiator for many buyers. Brookline's average walk score is 81 (compared to Newton's average of approximately 60), with commercial centers like Coolidge Corner scoring 95+. In Brookline, many residents can walk to groceries, restaurants, shops, and transit without a car, creating a lifestyle that feels more urban than suburban.

Newton's walkability varies dramatically by village. Newton Centre (walk score 78), Newtonville (80), and Newton Corner (76) rival Brookline's walkable areas, while villages like Thompsonville (30) and Oak Hill (40) require a car for most errands. Newton compensates with more Green Line stops (five on the D branch) compared to Brookline's Green Line C and D branch stations. Both communities have excellent access to the MBTA system.

For transit commuters to downtown Boston, Brookline generally offers a shorter commute: 15-20 minutes from Coolidge Corner or Brookline Village via the Green Line C branch, compared to 25-35 minutes from most Newton Green Line stops on the D branch. Newton's commuter rail stations (West Newton and Auburndale) provide faster service to South Station (18-25 minutes) but run on a peak-hour schedule.

Dining, Culture, and Lifestyle

Brookline's dining and cultural scene is more concentrated and urban-feeling. Coolidge Corner alone offers dozens of restaurants ranging from upscale to casual, the historic Coolidge Corner Theatre, independent bookstores, and vibrant street life. Washington Square and Brookline Village add additional dining and shopping options. Brookline's restaurant density is comparable to many Boston neighborhoods.

Newton's dining and culture are distributed across its village centers, offering a different but equally appealing experience. Newton Centre's restaurant scene (Sycamore, Johnny's Luncheonette, Dunn Gaherin's) rivals Coolidge Corner for quality, and Newtonville's Walnut Street corridor is increasingly vibrant. The key difference is that Newton's options require more driving between villages, while Brookline's are clustered within walking distance. Newton offers more outdoor recreation, with extensive parks, trails, the Charles River reservation, and Crystal Lake.

Price Point Comparison by Neighborhood

Here is a detailed comparison of median prices across key areas in both communities. These figures represent approximate medians as of winter 2025 and encompass all property types unless noted.

Which Community Is Right for You?

The best choice between Newton and Brookline depends entirely on your lifestyle priorities, family situation, and budget. Here are some scenarios to help guide your decision.

Choose Newton if: You prioritize a single-family home with a yard and garage. You want access to Newton's two-high-school system with its extensive AP and extracurricular offerings. You value space, quiet streets, and a more traditional suburban feel. You are comfortable driving between village centers. You want to invest in a property with strong long-term appreciation potential on a larger lot.

Choose Brookline if: Walkability is a top priority and you want to minimize car dependence. You prefer an urban-suburban feel with dense restaurant and retail options. You are open to condo living and want a lower entry price point into an excellent school system. You work in Boston and want the shortest possible commute. You value cultural diversity and a more cosmopolitan atmosphere.

Consider both if: You are flexible on housing type and want to compare the best available properties across both communities. You value excellent schools and safety above all else and want to see which specific property speaks to you. You are relocating to Greater Boston and want to explore the two communities most often recommended for families.

The Steinmetz team has deep expertise in both Newton (all 13 villages) and Brookline. We can help you evaluate properties across both communities, understand the nuances of each neighborhood, and find the home that best fits your family's needs and lifestyle. Contact us today for a personalized consultation.