Compare towns
Athol vs Wakefield vs Ware vs Ludlow
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Athol has the most kids (21.8% under 18).
Wakefield has grown the fastest since 2010 (+8.7%).
Ludlow has the shortest commute (20 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 | Athol | Wakefield | Ware | Ludlow |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 12,011 |
27,793Highest |
10,048Lowest |
20,904 |
| Growth since 20102010 → 2020 census | +3.1% MA: +7.4% |
+8.7%Highest MA: +7.4% |
+2% MA: +7.4% |
-0.5%Lowest MA: +7.4% |
| Median age | 41.3±1.9Lowest 3% above MA |
42.4±1.7 6% above MA |
43.1±4.7 8% above MA |
44.3±1.8Highest 11% above MA |
| Ludlow and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.8%±3.2Highest MA: 19.4% |
20%±2.2 MA: 19.4% |
19.1%±3.5 MA: 19.4% |
16.4%±2.4Lowest MA: 19.4% |
| Athol and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.3%±2.3 MA: 17.9% |
19%±1.9Lowest MA: 17.9% |
20.6%±3.4 MA: 17.9% |
21.8%±2.5Highest MA: 17.9% |
| Ludlow and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 20.4%Lowest MA: 47.3% |
59.7%Highest MA: 47.3% |
24% MA: 47.3% |
27% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.6%±1.1Lowest MA: 7.9% |
4.4%±0.9 MA: 7.9% |
4.4%±2.2 MA: 7.9% |
5.2%±1.7Highest MA: 7.9% |
| Ludlow and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $69,316±$5k 33% below MA |
$134,306±$14kHighest 29% above MA |
$67,475±$15kLowest 35% below MA |
$84,838±$7k 18% below MA |
| Home valuemedian, owner-occupied | $268,100±$13kLowest 52% below MA |
$723,500±$24kHighest 29% above MA |
$289,700±$28k 48% below MA |
$335,300±$10k 40% below MA |
| Rentmedian gross, monthly | $1,150±$182 35% below MA |
$1,958±$102Highest 11% above MA |
$1,043±$109Lowest 41% below MA |
$1,223±$82 31% below MA |
| Property taxmedian, yearly | $3,403Lowest 43% below MA |
$7,779Highest 30% above MA |
$4,237 29% below MA |
$4,918 18% below MA |
| Renters paying 30%+of income on rent | 57.5%±17.2 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
50.7%±9.5 MA: 51.8% |
| Ware and Athol are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 16.3%Highest MA: 10% |
4.9%Lowest MA: 10% |
11.8% MA: 10% |
6.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 72.4% MA: 62.5% |
70.7%Lowest MA: 62.5% |
72.3% MA: 62.5% |
77.5%Highest MA: 62.5% |
| Typical home builtmedian year | 1953Lowest 11 yrs older than MA |
1956 8 yrs older than MA |
1960 4 yrs older than MA |
1964Highest same as MA |
| Getting to work | ||||
| Average commuteone way | 27 min 8% below MA |
33 minHighest 14% above MA |
28 min about the MA average |
20 minLowest 31% below MA |
| Work from home | 10.6%±3.3Lowest MA: 18.6% |
24.6%±3.1Highest MA: 18.6% |
12.3%±3.8 MA: 18.6% |
14%±3.4 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #256 of 282 in MA | #179 of 282 in MA | #267 of 282 in MA | #154 of 282 in MA |
| School district | Athol-Royalston | — | Ware | Ludlow |
| High school in town | Athol High | — | Ware Junior/Senior High School | Ludlow Senior High |
| Students per teacherat that high school | 11.6Highest |
— | 11.1Lowest |
11.1Lowest |
| 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.