Compare towns
Belchertown vs Epping vs Pelham vs Ware
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Belchertown has the most homeowners (87.1%).
Epping has grown the fastest since 2010 (+11.1%).
Pelham has the most people working from home (32.8%).
Ware has the most affordable homes ($290k 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 | Belchertown | Epping | Pelham | Ware |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 15,393Highest |
7,430 |
1,335Lowest |
10,048 |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
-3.1%Lowest U.S.: +7.4% |
+2% U.S.: +7.4% |
| Median age | 43.9±1.6 13% above U.S. |
45.1±3.5Highest 16% above U.S. |
45±8.4 16% above U.S. |
43.1±4.7Lowest 11% above U.S. |
| Epping and Pelham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.5%±2.9 U.S.: 22% |
18.7%±4.8Lowest U.S.: 22% |
21%±4.6Highest U.S.: 22% |
19.1%±3.5 U.S.: 22% |
| Pelham and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 21%±2.4 U.S.: 17.2% |
22.6%±5.2 U.S.: 17.2% |
26.7%±6.9Highest U.S.: 17.2% |
20.6%±3.4Lowest U.S.: 17.2% |
| Pelham and Epping are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 47.3% U.S.: 35.7% |
37% U.S.: 35.7% |
64.8%Highest U.S.: 35.7% |
24%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest U.S.: 6.4% |
5.1%±3.3 U.S.: 6.4% |
2%±1.6Lowest U.S.: 6.4% |
4.4%±2.2 U.S.: 6.4% |
| Belchertown and Epping are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $108,068±$15k 34% above U.S. |
$104,220±$7k 29% above U.S. |
$113,750±$24kHighest 41% above U.S. |
$67,475±$15kLowest 16% below U.S. |
| Pelham and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $371,300±$12k 12% above U.S. |
$436,900±$35k 31% above U.S. |
$447,600±$33kHighest 35% above U.S. |
$289,700±$28kLowest 13% below U.S. |
| Pelham and Epping are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,292±$230 9% below U.S. |
$1,742±$576Highest 23% above U.S. |
$1,205±$560 15% below U.S. |
$1,043±$109Lowest 26% below U.S. |
| Epping and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $5,810 86% above U.S. |
$6,936 122% above U.S. |
$7,472Highest 140% above U.S. |
$4,237Lowest 36% above U.S. |
| Renters paying 30%+of income on rent | 57.4%±21.8 U.S.: 51.1% |
67.8%±25.9Highest U.S.: 51.1% |
42.7%±35.2Lowest U.S.: 51.1% |
64.3%±16.2 U.S.: 51.1% |
| Epping and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 8.5% U.S.: 12.5% |
4.7%Lowest U.S.: 12.5% |
10.3% U.S.: 12.5% |
11.8%Highest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 87.1%Highest U.S.: 65.2% |
86.3% U.S.: 65.2% |
79.1% U.S.: 65.2% |
72.3%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1984 4 yrs newer than U.S. |
1989Highest 9 yrs newer than U.S. |
1958Lowest 22 yrs older than U.S. |
1960 20 yrs older than U.S. |
| Getting to work | ||||
| Average commuteone way | 29 min 9% above U.S. |
32 minHighest 22% above U.S. |
23 minLowest 13% below U.S. |
28 min 8% above U.S. |
| Work from home | 14%±3.3 U.S.: 15.1% |
24%±6.9 U.S.: 15.1% |
32.8%±7.4Highest U.S.: 15.1% |
12.3%±3.8Lowest U.S.: 15.1% |
| Pelham and Epping 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 | #168 of 282 in MA | #77 of 120 in NH | — | #267 of 282 in MA |
| School district | Belchertown | Epping School District | Pelham | Ware |
| High school in town | Belchertown High | Epping High School | None in town | Ware Junior/Senior High School |
| Students per teacherat that high school | 11.9Highest |
9.3Lowest |
— | 11.1 |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.