Compare towns
Becket vs Lancaster vs Sutton vs Westhampton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Becket has grown the fastest since 2010 (+8.5%).
Lancaster has the most people working from home (33.6%).
Sutton has the highest household income ($147k).
Westhampton has the shortest commute (29 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 | Becket | Lancaster | Sutton | Westhampton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 1,962 |
8,606 |
9,452Highest |
1,552Lowest |
| Growth since 20102010 → 2020 census | +8.5%Highest MA: +7.4% |
+4.8% MA: +7.4% |
+4.4% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 49.6±4.7Highest 24% above MA |
43.1±4.9Lowest 8% above MA |
44.3±2.5 11% above MA |
49.3±4.9 23% above MA |
| Becket and Westhampton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 15.3%±3.6Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
18%±4.1 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+ | 21.3%±3.4 MA: 17.9% |
19.9%±4.2 MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
25.4%±2.8Highest MA: 17.9% |
| Westhampton and Becket are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 45.3%Lowest MA: 47.3% |
50.3% MA: 47.3% |
52.8%Highest MA: 47.3% |
47% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.4%±2 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
3.9%±1.8Highest MA: 7.9% |
3.7%±2.4 MA: 7.9% |
| Sutton and Westhampton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $80,417±$29kLowest 23% below MA |
$134,833±$27k 30% above MA |
$147,125±$25kHighest 42% above MA |
$100,000±$7k 4% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $361,000±$82kLowest 36% below MA |
$519,100±$60k 8% below MA |
$523,100±$47kHighest 7% below MA |
$413,200±$24k 26% 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 | $2,107±$1k 20% above MA |
$2,338±$539Highest 33% above MA |
$1,190±$401Lowest 32% below MA |
$1,304±$229 26% below MA |
| Lancaster and Becket are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $3,047Lowest 49% below MA |
$7,235Highest 21% above MA |
$6,763 13% above MA |
$6,476 8% above MA |
| Renters paying 30%+of income on rent | 100%±100Highest MA: 51.8% |
68.3%±36.7 MA: 51.8% |
47.5%±24.4 MA: 51.8% |
33.3%±53.5Lowest MA: 51.8% |
| Becket and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 12.1%Highest MA: 10% |
1.4%Lowest MA: 10% |
5.8% MA: 10% |
6.5% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 98.2%Highest MA: 62.5% |
85.1%Lowest MA: 62.5% |
89.7% MA: 62.5% |
91.4% MA: 62.5% |
| Typical home builtmedian year | 1977 13 yrs newer than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1969Lowest 5 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 36 minHighest 23% above MA |
32 min 9% above MA |
30 min about the MA average |
29 minLowest about the MA average |
| Work from home | 13.3%±4.8Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
14.1%±4 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 | — | #145 of 282 in MA | #105 of 282 in MA | — |
| School district | Central Berkshire | Nashoba | Sutton | Hampshire · Westhampton |
| High school in town | None in town | None in town | Sutton High School | Hampshire Regional High |
| Students per teacherat that high school | — | — | 12.6Highest |
10.0Lowest |
| 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.