Compare towns
Beverly vs Upton vs Wakefield
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Beverly has the most renters (39.9% rent).
Upton has the most homeowners (86.7%).
Wakefield has the most expensive homes ($724k 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 | Beverly | Upton | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 42,665Highest |
8,189Lowest |
27,793 |
| Growth since 20102010 → 2020 census | +8% MA: +7.4% |
+6.1%Lowest MA: +7.4% |
+8.7%Highest MA: +7.4% |
| Median age | 39±1.8Lowest about the MA average |
46.4±4.8Highest 16% above MA |
42.4±1.7 6% above MA |
| Upton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 18.5%±1.8Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
20%±2.2 MA: 19.4% |
| Upton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19.4%±1.7 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19%±1.9Lowest MA: 17.9% |
| Upton and Beverly are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 53.4%Lowest MA: 47.3% |
53.5% MA: 47.3% |
59.7%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 11.3%±0.8Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
4.4%±0.9 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $106,044±$7kLowest about the MA average |
$155,508±$33kHighest 50% above MA |
$134,306±$14k 29% above MA |
| Upton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $650,300±$13k 16% above MA |
$576,700±$41kLowest about the MA average |
$723,500±$24kHighest 29% above MA |
| Rentmedian gross, monthly | $1,771±$106 about the MA average |
$948±$599Lowest 46% below MA |
$1,958±$102Highest 11% above MA |
| Wakefield and Beverly are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,836Lowest 14% above MA |
$8,376Highest 40% above MA |
$7,779 30% above MA |
| Renters paying 30%+of income on rent | 55.5%±7.2Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
| Beverly and Upton 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% |
3.2%Lowest MA: 10% |
4.9% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 60.1%Lowest MA: 62.5% |
86.7%Highest MA: 62.5% |
70.7% MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 30 minLowest 3% above MA |
35 minHighest 22% above MA |
33 min 14% above MA |
| Work from home | 22.3%±2.4Lowest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
24.6%±3.1Highest MA: 18.6% |
| Wakefield and Upton 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 | #46 of 282 in MA | #179 of 282 in MA |
| School district | Beverly | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Beverly High | Blackstone Valley | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 12.2Highest |
11.2 |
10.7Lowest |
| 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.