Compare towns
Belchertown vs Sutton 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%).
Sutton has the most people working from home (22.7%).
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 | Sutton | Ware |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 15,393Highest |
9,452Lowest |
10,048 |
| Growth since 20102010 → 2020 census | +4.8%Highest MA: +7.4% |
+4.4% MA: +7.4% |
+2%Lowest MA: +7.4% |
| Median age | 43.9±1.6 10% above MA |
44.3±2.5Highest 11% above MA |
43.1±4.7Lowest 8% above MA |
| Sutton and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.5%±2.9 MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
19.1%±3.5Lowest MA: 19.4% |
| Sutton and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 21%±2.4Highest MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
20.6%±3.4 MA: 17.9% |
| Belchertown and Ware 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% |
52.8%Highest MA: 47.3% |
24%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
4.4%±2.2 MA: 7.9% |
| Belchertown and Ware 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 4% above MA |
$147,125±$25kHighest 42% above MA |
$67,475±$15kLowest 35% below MA |
| Sutton 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 34% below MA |
$523,100±$47kHighest 7% below MA |
$289,700±$28kLowest 48% below MA |
| Rentmedian gross, monthly | $1,292±$230Highest 27% below MA |
$1,190±$401 32% below MA |
$1,043±$109Lowest 41% below MA |
| Belchertown and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $5,810 3% below MA |
$6,763Highest 13% above MA |
$4,237Lowest 29% below MA |
| Renters paying 30%+of income on rent | 57.4%±21.8 MA: 51.8% |
47.5%±24.4Lowest 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% |
5.8%Lowest MA: 10% |
11.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 87.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
72.3%Lowest MA: 62.5% |
| Typical home builtmedian year | 1984Highest 20 yrs newer than MA |
1981 17 yrs newer than MA |
1960Lowest 4 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 29 min about the MA average |
30 minHighest about the MA average |
28 minLowest about the MA average |
| Work from home | 14%±3.3 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
12.3%±3.8Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #168 of 282 in MA | #105 of 282 in MA | #267 of 282 in MA |
| School district | Belchertown | Sutton | Ware |
| High school in town | Belchertown High | Sutton High School | Ware Junior/Senior High School |
| Students per teacherat that high school | 11.9 |
12.6Highest |
11.1Lowest |
| 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.