Compare towns
Acton vs Belmont vs Needham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Acton has the most affordable homes ($807k median).
Belmont has the most renters (35.3% rent).
Needham has the highest household income ($214k).
What matters to you?
Pick a few. We’ll pull those rows to the top and mark which town comes out ahead on each. There’s no overall score: what matters is up to you.
| Measure | Acton | Belmont | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 24,155Lowest |
27,175 |
32,459Highest |
| Growth since 20102010 → 2020 census | +9.6%Lowest MA: +7.4% |
+10.4% MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 44.5±0.8Highest 11% above MA |
42.9±1Lowest 7% above MA |
43.1±1.6 8% above MA |
| Acton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 23.2%±2.5Lowest MA: 19.4% |
24.2%±2 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Needham and Belmont are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.6%±1.7Lowest MA: 17.9% |
19.3%±1.7Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
| Belmont and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 79.5%Lowest MA: 47.3% |
80.9% MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.9%±1.2Lowest MA: 7.9% |
5.8%±1Highest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
| Belmont and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $158,230±$14kLowest 52% above MA |
$183,137±$14k 76% above MA |
$214,308±$13kHighest 106% above MA |
| Home valuemedian, owner-occupied | $807,300±$20kLowest 44% above MA |
$1,159,000±$33k 106% above MA |
$1,188,500±$43kHighest 111% above MA |
| Needham and Belmont are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,986±$155Lowest 13% above MA |
$2,527±$105Highest 43% above MA |
$2,409±$183 37% above MA |
| Belmont and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
| Renters paying 30%+of income on rent | 47.7%±11.3 MA: 51.8% |
45.6%±6.2Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Acton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.4%Lowest MA: 10% |
3.6% MA: 10% |
3.7%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 74.9% MA: 62.5% |
64.7%Lowest MA: 62.5% |
83.1%Highest MA: 62.5% |
| Typical home builtmedian year | 1974Highest 10 yrs newer than MA |
1938Lowest 26 yrs older than MA |
1965 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 35 minHighest 19% above MA |
29 min about the MA average |
28 minLowest 5% below MA |
| Work from home | 35.9%±4.6Highest MA: 18.6% |
31.5%±3.2Lowest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
| Acton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Schools | |||
| Public school scoresrank in state, math + reading | #13 of 282 in MA | #3 of 282 in MA | #19 of 282 in MA |
| School district | Acton-Boxborough | Belmont | Needham |
| High school in town | Acton-Boxborough Regional High | Belmont High | Needham High |
| Students per teacherat that high school | 13.5 |
15.8Highest |
11.9Lowest |
| On TownTapestry | |||
| Old photos in Our Story | None yet | None yet | None yet |
MA average · Sources: U.S. Census Bureau, American Community Survey 5-year estimates 2020–2024; 2010 & 2020 decennial census; NCES Common Core of Data. “±” is the Census margin of error. Property tax is top-coded by the Census at $10,000+. School rank compares math and reading proficiency against the state average.