Compare towns
Dedham vs Needham vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Dedham has the most renters (26.6% rent).
Needham has grown the fastest since 2010 (+11.1%).
Pepperell has the most affordable homes ($482k 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 | Dedham | Needham | Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 25,237 |
32,459Highest |
11,663Lowest |
| Growth since 20102010 → 2020 census | +2.6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 44.6±1.6Highest 12% above MA |
43.1±1.6 8% above MA |
42.4±3.3Lowest 6% above MA |
| Dedham and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 18.6%±1.9Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
| Age 65+ | 21.9%±2Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Dedham and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 55% MA: 47.3% |
81.9%Highest MA: 47.3% |
43.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.6%±1 MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
| Pepperell and Dedham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $128,955±$10k 24% above MA |
$214,308±$13kHighest 106% above MA |
$124,073±$12kLowest 19% above MA |
| Home valuemedian, owner-occupied | $661,800±$16k 18% above MA |
$1,188,500±$43kHighest 111% above MA |
$482,100±$14kLowest 14% below MA |
| Rentmedian gross, monthly | $2,042±$182 16% above MA |
$2,409±$183Highest 37% above MA |
$1,295±$238Lowest 27% below MA |
| Property taxmedian, yearly | $7,918 32% above MA |
$10,000+Highest at least 67% above MA |
$6,698Lowest 12% above MA |
| Renters paying 30%+of income on rent | 56.4%±10Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
| Dedham and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 5.6% MA: 10% |
3.7%Lowest MA: 10% |
8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 73.4%Lowest MA: 62.5% |
83.1% MA: 62.5% |
84.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1965 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 29 min about the MA average |
28 minLowest 5% below MA |
34 minHighest 16% above MA |
| Work from home | 20%±2.7 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #119 of 282 in MA | #19 of 282 in MA | #153 of 282 in MA |
| School district | — | — | North Middlesex |
| High school in town | — | — | None in town |
| 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.