Compare towns
Conway vs Lancaster vs Sutton vs Deerfield
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Conway has the oldest population (median age 55.6).
Lancaster has the most people working from home (33.6%).
Sutton has the highest household income ($147k).
Deerfield has the shortest commute (18 min average).
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 | Conway | Lancaster | Sutton | Deerfield |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 1,755Lowest |
8,606 |
9,452Highest |
5,158 |
| Growth since 20102010 → 2020 census | -7.2%Lowest MA: +7.4% |
+4.8%Highest MA: +7.4% |
+4.4% MA: +7.4% |
-0.7% MA: +7.4% |
| Median age | 55.6±3Highest 39% above MA |
43.1±4.9Lowest 8% above MA |
44.3±2.5 11% above MA |
51.8±3.6 30% above MA |
| Conway and Deerfield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 16.5%±3.3 MA: 19.4% |
19.2%±4 MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
13.2%±3.7Lowest MA: 19.4% |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 31.9%±4.1Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
22.9%±4.2 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 60.5%Highest MA: 47.3% |
50.3% MA: 47.3% |
52.8% MA: 47.3% |
44.4%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 2.6%±1.2Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
3.9%±1.8 MA: 7.9% |
7.9%±3.4Highest MA: 7.9% |
| Deerfield and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $97,250±$11kLowest 6% below MA |
$134,833±$27k 30% above MA |
$147,125±$25kHighest 42% above MA |
$106,136±$14k about the MA average |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $395,900±$25kLowest 30% below MA |
$519,100±$60k 8% below MA |
$523,100±$47kHighest 7% below MA |
$414,900±$37k 26% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,800±$990 about the MA average |
$2,338±$539Highest 33% above MA |
$1,190±$401Lowest 32% below MA |
$1,334±$318 24% below MA |
| Lancaster and Conway are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $5,797Lowest 3% below MA |
$7,235Highest 21% above MA |
$6,763 13% above MA |
$5,824 about the MA average |
| Renters paying 30%+of income on rent | 23.9%±33.6Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
26.1%±15.1 MA: 51.8% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.4% MA: 10% |
1.4%Lowest MA: 10% |
5.8% MA: 10% |
7.8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 93.4%Highest MA: 62.5% |
85.1% MA: 62.5% |
89.7% MA: 62.5% |
78.4%Lowest MA: 62.5% |
| Typical home builtmedian year | 1976 12 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1972 8 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 24 min 18% below MA |
32 minHighest 9% above MA |
30 min about the MA average |
18 minLowest 40% below MA |
| Work from home | 29.1%±8.5 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
17.5%±6.2Lowest MA: 18.6% |
| Lancaster and Conway 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 | — | #145 of 282 in MA | #105 of 282 in MA | #156 of 282 in MA |
| School district | Conway | Nashoba | Sutton | Deerfield · Frontier |
| High school in town | None in town | None in town | Sutton High School | Frontier Regional |
| Students per teacherat that high school | — | — | 12.6Highest |
11.1Lowest |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.