Compare towns
Belchertown vs Ware 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 grown the fastest since 2010 (+4.8%).
Ware has the most affordable homes ($290k median).
Pepperell has the most expensive homes ($482k 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 | Ware | Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 15,393Highest |
10,048Lowest |
11,663 |
| Growth since 20102010 → 2020 census | +4.8%Highest MA: +7.4% |
+2% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 43.9±1.6Highest 10% above MA |
43.1±4.7 8% above MA |
42.4±3.3Lowest 6% above MA |
| Belchertown and Ware 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% |
19.1%±3.5Lowest MA: 19.4% |
20.1%±3.3Highest MA: 19.4% |
| Pepperell 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% |
20.6%±3.4 MA: 17.9% |
18.2%±2.3Lowest 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%Highest MA: 47.3% |
24%Lowest MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest MA: 7.9% |
4.4%±2.2Lowest 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±$15k 4% above MA |
$67,475±$15kLowest 35% below MA |
$124,073±$12kHighest 19% above MA |
| Pepperell 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 |
$289,700±$28kLowest 48% below MA |
$482,100±$14kHighest 14% below MA |
| Rentmedian gross, monthly | $1,292±$230 27% below MA |
$1,043±$109Lowest 41% below MA |
$1,295±$238Highest 27% below MA |
| Pepperell and Belchertown 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 |
$4,237Lowest 29% below MA |
$6,698Highest 12% above MA |
| Renters paying 30%+of income on rent | 57.4%±21.8 MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
45.1%±16.1Lowest 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% |
11.8%Highest MA: 10% |
8%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 87.1%Highest MA: 62.5% |
72.3%Lowest MA: 62.5% |
84.3% MA: 62.5% |
| Typical home builtmedian year | 1984Highest 20 yrs newer than MA |
1960Lowest 4 yrs older than MA |
1981 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 29 min about the MA average |
28 minLowest about the MA average |
34 minHighest 16% above MA |
| Work from home | 14%±3.3 MA: 18.6% |
12.3%±3.8Lowest MA: 18.6% |
18.1%±2.7Highest MA: 18.6% |
| Pepperell 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 | #267 of 282 in MA | #153 of 282 in MA |
| School district | Belchertown | Ware | North Middlesex |
| High school in town | Belchertown High | Ware Junior/Senior High School | None in town |
| Students per teacherat that high school | 11.9Highest |
11.1Lowest |
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| On TownTapestry | |||
| Old photos in Our Story | 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.