Compare towns
Derby vs Lancaster vs Sutton vs Upton
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Derby has the most affordable homes ($257k median).
Lancaster has the most people working from home (33.6%).
Sutton has the most homeowners (89.7%).
Upton has grown the fastest since 2010 (+6.1%).
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 | Derby | Lancaster | Sutton | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 12,487Highest |
8,606 |
9,452 |
8,189Lowest |
| Growth since 20102010 → 2020 census | -4.5%Lowest U.S.: +7.4% |
+4.8% U.S.: +7.4% |
+4.4% U.S.: +7.4% |
+6.1%Highest U.S.: +7.4% |
| Median age | 46.4±3.1Highest 19% above U.S. |
43.1±4.9Lowest 11% above U.S. |
44.3±2.5 14% above U.S. |
46.4±4.8Highest 19% above U.S. |
| Kids under 18 | 14.6%±2.9Lowest U.S.: 22% |
19.2%±4 U.S.: 22% |
19.6%±3.3 U.S.: 22% |
23.2%±4.5Highest U.S.: 22% |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 21.1%±3.9Highest U.S.: 17.2% |
19.9%±4.2 U.S.: 17.2% |
18.8%±3.2Lowest U.S.: 17.2% |
20.7%±4.9 U.S.: 17.2% |
| Derby and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 35.6%Lowest U.S.: 35.7% |
50.3% U.S.: 35.7% |
52.8% U.S.: 35.7% |
53.5%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 5.9%±2Highest U.S.: 6.4% |
3%±1.8 U.S.: 6.4% |
3.9%±1.8 U.S.: 6.4% |
2.4%±1.3Lowest U.S.: 6.4% |
| Derby and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $79,500±$11kLowest about the U.S. average |
$134,833±$27k 67% above U.S. |
$147,125±$25k 82% above U.S. |
$155,508±$33kHighest 93% above U.S. |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $256,700±$21kLowest 23% below U.S. |
$519,100±$60k 56% above U.S. |
$523,100±$47k 57% above U.S. |
$576,700±$41kHighest 73% above U.S. |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,452±$95 about the U.S. average |
$2,338±$539Highest 65% above U.S. |
$1,190±$401 16% below U.S. |
$948±$599Lowest 33% below U.S. |
| Property taxmedian, yearly | $5,510Lowest 77% above U.S. |
$7,235 132% above U.S. |
$6,763 117% above U.S. |
$8,376Highest 169% above U.S. |
| Renters paying 30%+of income on rent | 53.9%±12.6 U.S.: 51.1% |
68.3%±36.7Highest U.S.: 51.1% |
47.5%±24.4Lowest U.S.: 51.1% |
52.8%±31 U.S.: 51.1% |
| Lancaster and Derby are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 10.8%Highest U.S.: 12.5% |
1.4%Lowest U.S.: 12.5% |
5.8% U.S.: 12.5% |
3.2% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 61.9%Lowest U.S.: 65.2% |
85.1% U.S.: 65.2% |
89.7%Highest U.S.: 65.2% |
86.7% U.S.: 65.2% |
| Typical home builtmedian year | 1967Lowest 13 yrs older than U.S. |
1971 9 yrs older than U.S. |
1981Highest 1 yr newer than U.S. |
1981Highest 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 27 minLowest about the U.S. average |
32 min 20% above U.S. |
30 min 12% above U.S. |
35 minHighest 34% above U.S. |
| Work from home | 15.1%±4.8Lowest U.S.: 15.1% |
33.6%±9.1Highest U.S.: 15.1% |
22.7%±4.1 U.S.: 15.1% |
22.8%±5.3 U.S.: 15.1% |
| Lancaster 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 | #138 of 149 in CT | #145 of 282 in MA | #105 of 282 in MA | #46 of 282 in MA |
| School district | Derby School District | Nashoba | Sutton | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | Derby High School | None in town | Sutton High School | Blackstone Valley |
| Students per teacherat that high school | 9.7Lowest |
— | 12.6Highest |
11.2 |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.