What stands out worked out from the figures below

Beverly has grown the fastest since 2010 (+8%).

Hull has the oldest population (median age 56.1).

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.

Raising kidsAffordabilityOwning a homeShort commuteWorking from homeYounger crowdSettled, older crowdGrowing town

Measure	Beverly	Hull
People
Population	42,665Highest	10,138Lowest
Growth since 20102010 → 2020 census	+8%Highest MA: +7.4%	-2.1%Lowest MA: +7.4%
Median age	39±1.8Lowest about the MA average	56.1±1.8Highest 40% above MA
Kids under 18	18.5%±1.8Highest MA: 19.4%	11.4%±2.2Lowest MA: 19.4%
Age 65+	19.4%±1.7Lowest MA: 17.9%	26.1%±3.1Highest MA: 17.9%
Bachelor’s degree+adults 25+	53.4%Highest MA: 47.3%	50.4%Lowest MA: 47.3%
Enrolled in collegeshare of residents	11.3%±0.8Highest MA: 7.9%	4.2%±2.2Lowest MA: 7.9%
Cost of living
Household incomemedian	$106,044±$7kLowest about the MA average	$115,485±$14kHighest 11% above MA
	Hull and Beverly are within the Census margin of error here, so we can’t say which is really higher.
Home valuemedian, owner-occupied	$650,300±$13kHighest 16% above MA	$646,000±$38kLowest 15% above MA
	Beverly and Hull are within the Census margin of error here, so we can’t say which is really higher.
Rentmedian gross, monthly	$1,771±$106Lowest about the MA average	$2,081±$187Highest 18% above MA
Property taxmedian, yearly	$6,836Highest 14% above MA	$6,089Lowest about the MA average
Renters paying 30%+of income on rent	55.5%±7.2Highest MA: 51.8%	52.8%±14Lowest MA: 51.8%
	Beverly and Hull are within the Census margin of error here, so we can’t say which is really higher.
Below poverty line	9.4%Highest MA: 10%	5.8%Lowest MA: 10%
Housing
Homeownersof occupied homes	60.1%Lowest MA: 62.5%	79.6%Highest MA: 62.5%
Typical home builtmedian year	1956Highest 8 yrs older than MA	1946Lowest 18 yrs older than MA
Getting to work
Average commuteone way	30 minLowest 3% above MA	33 minHighest 14% above MA
Work from home	22.3%±2.4Highest MA: 18.6%	19.7%±4.3Lowest MA: 18.6%
	Beverly and Hull 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	#144 of 282 in MA	#66 of 282 in MA
School district	Beverly	Hull
High school in town	Beverly High	Hull High
Students per teacherat that high school	12.2Highest	8.8Lowest
On TownTapestry
Old photos in History	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.