Compare towns
Belchertown vs Lee vs Ware
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Belchertown has grown the fastest since 2010 (+4.8%).
Lee has the shortest commute (18 min average).
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 | Lee | Ware |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 15,393Highest |
5,719Lowest |
10,048 |
| Growth since 20102010 → 2020 census | +4.8%Highest MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+2% MA: +7.4% |
| Median age | 43.9±1.6 10% above MA |
55.2±5.8Highest 38% above MA |
43.1±4.7Lowest 8% above MA |
| Kids under 18 | 19.5%±2.9Highest MA: 19.4% |
12.6%±5Lowest MA: 19.4% |
19.1%±3.5 MA: 19.4% |
| Belchertown and Ware are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 21%±2.4 MA: 17.9% |
33.4%±6.1Highest MA: 17.9% |
20.6%±3.4Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 47.3%Highest MA: 47.3% |
44.1% MA: 47.3% |
24%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest MA: 7.9% |
5%±2.1 MA: 7.9% |
4.4%±2.2Lowest MA: 7.9% |
| Belchertown and Lee are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $108,068±$15kHighest 4% above MA |
$83,750±$13k 19% below MA |
$67,475±$15kLowest 35% below MA |
| Belchertown and Lee are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $371,300±$12kHighest 34% below MA |
$352,700±$19k 37% below MA |
$289,700±$28kLowest 48% below MA |
| Belchertown and Lee are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,292±$230 27% below MA |
$1,375±$212Highest 22% below MA |
$1,043±$109Lowest 41% below MA |
| Lee and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $5,810Highest 3% below MA |
$3,980Lowest 34% below MA |
$4,237 29% below MA |
| Renters paying 30%+of income on rent | 57.4%±21.8 MA: 51.8% |
57.3%±21.2Lowest MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
| Ware and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 8.5% MA: 10% |
7.2%Lowest MA: 10% |
11.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 87.1%Highest MA: 62.5% |
71.1%Lowest MA: 62.5% |
72.3% MA: 62.5% |
| Typical home builtmedian year | 1984Highest 20 yrs newer than MA |
1959Lowest 5 yrs older than MA |
1960 4 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 29 minHighest about the MA average |
18 minLowest 38% below MA |
28 min about the MA average |
| Work from home | 14%±3.3 MA: 18.6% |
16.4%±7.8Highest MA: 18.6% |
12.3%±3.8Lowest MA: 18.6% |
| Lee and Belchertown 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 | #209 of 282 in MA | #267 of 282 in MA |
| School district | Belchertown | Lee | Ware |
| High school in town | Belchertown High | Lee Middle/High School | Ware Junior/Senior High School |
| Students per teacherat that high school | 11.9Highest |
9.2Lowest |
11.1 |
| 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.