Compare towns
Belchertown vs Needham vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Belchertown has the most affordable homes ($371k median).
Needham has the most expensive homes ($1189k median).
Pepperell has the youngest population (median age 42.4).
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 | Needham | Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 15,393 |
32,459Highest |
11,663Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 43.9±1.6Highest 10% above MA |
43.1±1.6 8% above MA |
42.4±3.3Lowest 6% above MA |
| Belchertown and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.5%±2.9Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
| Age 65+ | 21%±2.4Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Belchertown and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 47.3% MA: 47.3% |
81.9%Highest MA: 47.3% |
43.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
| Belchertown and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $108,068±$15kLowest 4% above MA |
$214,308±$13kHighest 106% above MA |
$124,073±$12k 19% above MA |
| Home valuemedian, owner-occupied | $371,300±$12kLowest 34% below MA |
$1,188,500±$43kHighest 111% above MA |
$482,100±$14k 14% below MA |
| Rentmedian gross, monthly | $1,292±$230Lowest 27% below MA |
$2,409±$183Highest 37% above MA |
$1,295±$238 27% below MA |
| Property taxmedian, yearly | $5,810Lowest 3% below MA |
$10,000+Highest at least 67% above MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 57.4%±21.8Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
| Belchertown and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 8.5%Highest MA: 10% |
3.7%Lowest MA: 10% |
8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 87.1%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
84.3% MA: 62.5% |
| Typical home builtmedian year | 1984Highest 20 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1981 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 29 min about the MA average |
28 minLowest 5% below MA |
34 minHighest 16% above MA |
| Work from home | 14%±3.3Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #168 of 282 in MA | #19 of 282 in MA | #153 of 282 in MA |
| School district | Belchertown | — | North Middlesex |
| High school in town | Belchertown High | — | None in town |
| Students per teacherat that high school | 11.9 |
— | — |
| 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.