Compare towns
Andover vs Walpole vs Needham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Andover has the most renters (20.1% rent).
Walpole has the most affordable homes ($687k median).
Needham has the most expensive homes ($1189k median).
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 | Andover | Walpole | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 36,652Highest |
26,388Lowest |
32,459 |
| Growth since 20102010 → 2020 census | +10.1% MA: +7.4% |
+9.6%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 42.9±1 7% above MA |
40.9±1.2Lowest about the MA average |
43.1±1.6Highest 8% above MA |
| Needham and Andover are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 23.6%±1.8Lowest MA: 19.4% |
25.1%±2.4 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Needham and Walpole are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 16%±1.3Lowest MA: 17.9% |
16.9%±1.7 MA: 17.9% |
17.7%±1.7Highest MA: 17.9% |
| Needham and Walpole are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 75.6% MA: 47.3% |
67.4%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 8.1%±0.8Highest MA: 7.9% |
5.1%±1.1Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $172,606±$16k 66% above MA |
$171,500±$16kLowest 65% above MA |
$214,308±$13kHighest 106% above MA |
| Home valuemedian, owner-occupied | $855,600±$22k 52% above MA |
$687,100±$20kLowest 22% above MA |
$1,188,500±$43kHighest 111% above MA |
| Rentmedian gross, monthly | $2,201±$129Lowest 25% above MA |
$2,205±$222 25% above MA |
$2,409±$183Highest 37% above MA |
| Needham and Walpole are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$8,523Lowest 42% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 39.7%±7.7 MA: 51.8% |
37.8%±9.1Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Andover are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 2.9%Lowest MA: 10% |
3.6% MA: 10% |
3.7%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 79.9%Lowest MA: 62.5% |
83.5%Highest MA: 62.5% |
83.1% MA: 62.5% |
| Typical home builtmedian year | 1973 9 yrs newer than MA |
1977Highest 13 yrs newer than MA |
1965Lowest 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 29 min about the MA average |
34 minHighest 15% above MA |
28 minLowest 5% below MA |
| Work from home | 30.4%±2.1 MA: 18.6% |
28.2%±4.3Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
| Needham and Andover 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 | #68 of 282 in MA | #107 of 282 in MA | #19 of 282 in MA |
| School district | Andover · Greater Lawrence Regional Vocational Technical | Norfolk County Agricultural · Walpole | Needham |
| High school in town | Gr Lawrence Regional Vocational Technical | Walpole High | Needham High |
| Students per teacherat that high school | 12.8Highest |
11.3Lowest |
11.9 |
| On TownTapestry | |||
| Old photos in History | 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.