Compare towns
Beverly vs Upton vs Wenham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Beverly has grown the fastest since 2010 (+8%).
Upton has the most kids (23.2% under 18).
Wenham has the most expensive homes ($885k median).
Wenham is a college town. 27.8% of residents are enrolled in college, which pulls its median age, poverty rate and renter figures away from what a year-round family would see.
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 | Wenham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 42,665Highest |
8,189 |
4,929Lowest |
| Growth since 20102010 → 2020 census | +8%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+2.1%Lowest MA: +7.4% |
| Median age | 39±1.8 about the MA average |
46.4±4.8Highest 16% above MA |
29.3±9.3Lowest 27% below MA |
| Kids under 18 | 18.5%±1.8Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
18.9%±3.3 MA: 19.4% |
| Upton and Wenham 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% |
14.6%±3Lowest 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% |
70.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 11.3%±0.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
27.8%±1.5Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $106,044±$7kLowest about the MA average |
$155,508±$33k 50% above MA |
$194,781±$33kHighest 87% above MA |
| Wenham and Upton 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 |
$885,400±$48kHighest 58% above MA |
| Rentmedian gross, monthly | $1,771±$106Highest about the MA average |
$948±$599Lowest 46% below MA |
— |
| Property taxmedian, yearly | $6,836Lowest 14% above MA |
$8,376 40% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.5%±7.2Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
43.3%±20.8Lowest 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% |
3.7% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 60.1%Lowest MA: 62.5% |
86.7%Highest MA: 62.5% |
85.7% MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1981Highest 17 yrs newer than MA |
1961 3 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 30 min 3% above MA |
35 minHighest 22% above MA |
28 minLowest 5% below MA |
| Work from home | 22.3%±2.4Lowest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
29.4%±5.6Highest MA: 18.6% |
| Wenham 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 | #74 of 282 in MA |
| School district | Beverly | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Hamilton-Wenham |
| High school in town | Beverly High | Blackstone Valley | None in town |
| Students per teacherat that high school | 12.2Highest |
11.2Lowest |
— |
| 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.