Compare towns
Beverly vs Wakefield vs Needham
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).
Needham has the most expensive homes ($1189k 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 | Wakefield | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 42,665Highest |
27,793Lowest |
32,459 |
| Growth since 20102010 → 2020 census | +8%Lowest MA: +7.4% |
+8.7% MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 39±1.8Lowest about the MA average |
42.4±1.7 6% above MA |
43.1±1.6Highest 8% above MA |
| Needham 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% |
20%±2.2 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Age 65+ | 19.4%±1.7Highest MA: 17.9% |
19%±1.9 MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
| Beverly and Wakefield 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% |
59.7% MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 11.3%±0.8Highest MA: 7.9% |
4.4%±0.9Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $106,044±$7kLowest about the MA average |
$134,306±$14k 29% above MA |
$214,308±$13kHighest 106% above MA |
| Home valuemedian, owner-occupied | $650,300±$13kLowest 16% above MA |
$723,500±$24k 29% above MA |
$1,188,500±$43kHighest 111% above MA |
| Rentmedian gross, monthly | $1,771±$106Lowest about the MA average |
$1,958±$102 11% above MA |
$2,409±$183Highest 37% above MA |
| Property taxmedian, yearly | $6,836Lowest 14% above MA |
$7,779 30% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.5%±7.2 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Beverly 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% |
4.9% MA: 10% |
3.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 60.1%Lowest MA: 62.5% |
70.7% MA: 62.5% |
83.1%Highest MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1956Lowest 8 yrs older than MA |
1965Highest 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 30 min 3% above MA |
33 minHighest 14% above MA |
28 minLowest 5% below MA |
| Work from home | 22.3%±2.4Lowest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #144 of 282 in MA | #179 of 282 in MA | #19 of 282 in MA |
| School district | Beverly | Northeast Metropolitan Regional Vocational Technical · Wakefield | — |
| High school in town | Beverly High | Northeast Metro Regional Vocational | — |
| Students per teacherat that high school | 12.2Highest |
10.7Lowest |
— |
| On TownTapestry | |||
| Old photos in Our Story | 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.