Compare towns
Berkley vs Lancaster vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Berkley has grown the fastest since 2010 (+5.5%).
Lancaster has the most people working from home (33.6%).
Sutton has the oldest population (median age 44.3).
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 | Berkley | Lancaster | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 6,829Lowest |
8,606 |
9,452Highest |
| Growth since 20102010 → 2020 census | +5.5%Highest MA: +7.4% |
+4.8% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 43.4±4.1 9% above MA |
43.1±4.9Lowest 8% above MA |
44.3±2.5Highest 11% above MA |
| Sutton and Berkley are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 21.2%±5.4Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Berkley and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 15.2%±3.2Lowest MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 37.6%Lowest MA: 47.3% |
50.3% MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.9%±2.7Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Berkley and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $144,205±$49k 39% above MA |
$134,833±$27kLowest 30% above MA |
$147,125±$25kHighest 42% above MA |
| Sutton and Berkley are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $511,200±$45kLowest 9% below MA |
$519,100±$60k 8% below MA |
$523,100±$47kHighest 7% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | — | $2,338±$539Highest 33% above MA |
$1,190±$401Lowest 32% below MA |
| Property taxmedian, yearly | $6,018Lowest about the MA average |
$7,235Highest 21% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 0%±100Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 2.1% MA: 10% |
1.4%Lowest MA: 10% |
5.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 96.7%Highest MA: 62.5% |
85.1%Lowest MA: 62.5% |
89.7% MA: 62.5% |
| Typical home builtmedian year | 1986Highest 22 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
1981 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 27 minLowest 6% below MA |
32 minHighest 9% above MA |
30 min about the MA average |
| Work from home | 13.1%±5.3Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| Lancaster and Sutton 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 | #155 of 282 in MA | #145 of 282 in MA | #105 of 282 in MA |
| School district | Berkley | Nashoba | Sutton |
| High school in town | None in town | None in town | Sutton High School |
| Students per teacherat that high school | — | — | 12.6 |
| 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.