Compare towns
Ashby vs Lancaster vs Sutton vs Hampden
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Ashby has the most homeowners (95.5%).
Lancaster has the most people working from home (33.6%).
Sutton has the highest household income ($147k).
Hampden has the shortest commute (26 min average).
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 | Ashby | Lancaster | Sutton | Hampden |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 3,211Lowest |
8,606 |
9,452Highest |
4,946 |
| Growth since 20102010 → 2020 census | +3.9% MA: +7.4% |
+4.8%Highest MA: +7.4% |
+4.4% MA: +7.4% |
-3.4%Lowest MA: +7.4% |
| Median age | 50.5±3 26% above MA |
43.1±4.9Lowest 8% above MA |
44.3±2.5 11% above MA |
50.9±3.3Highest 27% above MA |
| Hampden and Ashby are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 17%±3.5 MA: 19.4% |
19.2%±4 MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
14%±3.5Lowest MA: 19.4% |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 21.5%±4.3 MA: 17.9% |
19.9%±4.2 MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
26.8%±5.1Highest MA: 17.9% |
| Hampden and Ashby are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 43.7% MA: 47.3% |
50.3% MA: 47.3% |
52.8%Highest MA: 47.3% |
36.9%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.2Lowest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
4.6%±1.8Highest MA: 7.9% |
| Hampden and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $115,598±$9k 11% above MA |
$134,833±$27k 30% above MA |
$147,125±$25kHighest 42% above MA |
$104,536±$16kLowest about the MA average |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $390,500±$30k 31% below MA |
$519,100±$60k 8% below MA |
$523,100±$47kHighest 7% below MA |
$358,200±$16kLowest 36% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,200±$484 32% below MA |
$2,338±$539Highest 33% above MA |
$1,190±$401 32% below MA |
$1,132±$107Lowest 36% below MA |
| Property taxmedian, yearly | $6,034Lowest about the MA average |
$7,235Highest 21% above MA |
$6,763 13% above MA |
$6,181 3% above MA |
| Renters paying 30%+of income on rent | 36.4%±53.5Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
36.9%±42.4 MA: 51.8% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 2.6% MA: 10% |
1.4%Lowest MA: 10% |
5.8%Highest MA: 10% |
3.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 95.5%Highest MA: 62.5% |
85.1%Lowest MA: 62.5% |
89.7% MA: 62.5% |
94.9% MA: 62.5% |
| Typical home builtmedian year | 1970 6 yrs newer than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1966Lowest 2 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 33 minHighest 13% above MA |
32 min 9% above MA |
30 min about the MA average |
26 minLowest 11% below MA |
| Work from home | 17.8%±5.8 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
9.9%±3.7Lowest MA: 18.6% |
| Lancaster and Sutton 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 | #200 of 282 in MA | #145 of 282 in MA | #105 of 282 in MA | #199 of 282 in MA |
| School district | North Middlesex | Nashoba | Sutton | Hampden-Wilbraham |
| High school in town | None in town | None in town | Sutton High School | None in town |
| Students per teacherat that high school | — | — | 12.6 |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.