Compare towns
Belchertown vs Warner vs Pepperell
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 grown the fastest since 2010 (+4.8%).
Warner has the most renters (25.4% rent).
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 | Warner | Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 15,393Highest |
2,959Lowest |
11,663 |
| Growth since 20102010 → 2020 census | +4.8%Highest U.S.: +7.4% |
+3.7% U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
| Median age | 43.9±1.6Highest 13% above U.S. |
43.7±4 12% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Belchertown and Warner 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% |
17.3%±3.3Lowest U.S.: 22% |
20.1%±3.3Highest U.S.: 22% |
| 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 U.S.: 17.2% |
20.4%±3.5 U.S.: 17.2% |
18.2%±2.3Lowest U.S.: 17.2% |
| Belchertown and Warner 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 U.S.: 35.7% |
42.4%Lowest U.S.: 35.7% |
43.8% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest U.S.: 6.4% |
5.3%±1.6Lowest U.S.: 6.4% |
5.7%±2.3 U.S.: 6.4% |
| 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 34% above U.S. |
$94,022±$18kLowest 16% above U.S. |
$124,073±$12kHighest 54% above U.S. |
| 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 12% above U.S. |
$353,100±$22kLowest 6% above U.S. |
$482,100±$14kHighest 45% above U.S. |
| Rentmedian gross, monthly | $1,292±$230 9% below U.S. |
$1,219±$123Lowest 14% below U.S. |
$1,295±$238Highest 8% below U.S. |
| Pepperell and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $5,810Lowest 86% above U.S. |
$7,650Highest 145% above U.S. |
$6,698 115% above U.S. |
| Renters paying 30%+of income on rent | 57.4%±21.8Highest U.S.: 51.1% |
48.7%±21.3 U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
| Belchertown and Warner are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 8.5%Highest U.S.: 12.5% |
8.4% U.S.: 12.5% |
8%Lowest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 87.1%Highest U.S.: 65.2% |
74.6%Lowest U.S.: 65.2% |
84.3% U.S.: 65.2% |
| Typical home builtmedian year | 1984Highest 4 yrs newer than U.S. |
1975Lowest 5 yrs older than U.S. |
1981 1 yr newer than U.S. |
| Getting to work | |||
| Average commuteone way | 29 minLowest 9% above U.S. |
32 min 20% above U.S. |
34 minHighest 28% above U.S. |
| Work from home | 14%±3.3Lowest U.S.: 15.1% |
16.6%±4.8 U.S.: 15.1% |
18.1%±2.7Highest U.S.: 15.1% |
| Pepperell and Warner 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 | — | #153 of 282 in MA |
| School district | Belchertown | Kearsarge Regional School District | North Middlesex |
| High school in town | Belchertown High | None in town | None in town |
| Students per teacherat that high school | 11.9 |
— | — |
| On TownTapestry | |||
| Old photos in History | 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.