Compare towns
Concord vs Hull vs Needham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Concord has the most people working from home (36.1%).
Hull has the most affordable homes ($646k median).
Needham has grown the fastest since 2010 (+11.1%).
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.
| Measure | Concord | Hull | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 18,223 |
10,138Lowest |
32,459Highest |
| Growth since 20102010 → 2020 census | +4.7% MA: +7.4% |
-2.1%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 47.6±2 19% above MA |
56.1±1.8Highest 40% above MA |
43.1±1.6Lowest 8% above MA |
| Kids under 18 | 23.6%±2.6 MA: 19.4% |
11.4%±2.2Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Needham and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 23.7%±2.9 MA: 17.9% |
26.1%±3.1Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
| Hull and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 79.4% MA: 47.3% |
50.4%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.5%±1.7Highest MA: 7.9% |
4.2%±2.2Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
| Concord and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $195,350±$22k 88% above MA |
$115,485±$14kLowest 11% above MA |
$214,308±$13kHighest 106% above MA |
| Needham and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $1,210,000±$72kHighest 115% above MA |
$646,000±$38kLowest 15% above MA |
$1,188,500±$43k 111% above MA |
| Concord and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $2,631±$166Highest 49% above MA |
$2,081±$187Lowest 18% above MA |
$2,409±$183 37% above MA |
| Concord and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,089Lowest about the MA average |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 53.2%±10.5 MA: 51.8% |
52.8%±14Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7%Lowest MA: 10% |
5.8%Highest MA: 10% |
3.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 75.7%Lowest MA: 62.5% |
79.6% MA: 62.5% |
83.1%Highest MA: 62.5% |
| Typical home builtmedian year | 1969Highest 5 yrs newer than MA |
1946Lowest 18 yrs older than MA |
1965 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 32 min 11% above MA |
33 minHighest 14% above MA |
28 minLowest 5% below MA |
| Work from home | 36.1%±4.5Highest MA: 18.6% |
19.7%±4.3Lowest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
| Concord and Needham 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 | #10 of 282 in MA | #66 of 282 in MA | #19 of 282 in MA |
| School district | Concord · Concord-Carlisle | Hull | Needham |
| High school in town | Concord Carlisle High | Hull High | Needham High |
| Students per teacherat that high school | 11.4 |
8.8Lowest |
11.9Highest |
| 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.