Compare towns
Douglas vs Dover 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
Douglas has the most affordable homes ($471k median).
Dover has the highest household income ($250k).
Needham has grown the fastest since 2010 (+11.1%).
Pepperell has the youngest population (median age 42.4).
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 | Douglas | Dover | Needham | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,207 |
5,930Lowest |
32,459Highest |
11,663 |
| Growth since 20102010 → 2020 census | +6% MA: +7.4% |
+6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 44±2.6 10% above MA |
44.9±2.3Highest 12% above MA |
43.1±1.6 8% above MA |
42.4±3.3Lowest 6% above MA |
| Dover and Douglas are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.2%±3.8 MA: 19.4% |
26%±5.2 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
20.1%±3.3Lowest MA: 19.4% |
| Needham and Dover are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 15.4%±3.1Lowest MA: 17.9% |
16.7%±2.9 MA: 17.9% |
17.7%±1.7 MA: 17.9% |
18.2%±2.3Highest MA: 17.9% |
| Pepperell and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 41.7%Lowest MA: 47.3% |
84.8%Highest MA: 47.3% |
81.9% MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±2.3Lowest MA: 7.9% |
7.2%±2.7Highest MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
| Dover and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $152,267±$10k 46% above MA |
$250,001Highest 140% above MA |
$214,308±$13k 106% above MA |
$124,073±$12kLowest 19% above MA |
| Home valuemedian, owner-occupied | $470,600±$29kLowest 16% below MA |
$1,340,300±$117kHighest 138% above MA |
$1,188,500±$43k 111% above MA |
$482,100±$14k 14% below MA |
| Dover and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,503±$697 15% below MA |
$2,917±$2kHighest 66% above MA |
$2,409±$183 37% above MA |
$1,295±$238Lowest 27% below MA |
| Dover and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,338Lowest 6% above MA |
$10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 33.9%±17.4 MA: 51.8% |
20%±100Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
45.1%±16.1 MA: 51.8% |
| Needham and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.8% MA: 10% |
2.7%Lowest MA: 10% |
3.7% MA: 10% |
8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.8% MA: 62.5% |
97.9%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
84.3% MA: 62.5% |
| Typical home builtmedian year | 1986Highest 22 yrs newer than MA |
1970 6 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 min 16% above MA |
35 minHighest 19% above MA |
28 minLowest 5% below MA |
34 min 16% above MA |
| Work from home | 20.9%±4.9 MA: 18.6% |
34.2%±6.4Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
| Dover 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 | #177 of 282 in MA | #1 of 282 in MA | #19 of 282 in MA | #153 of 282 in MA |
| School district | Douglas | Dover · Dover-Sherborn | Needham | North Middlesex |
| High school in town | Douglas High School | Dover-Sherborn Regional High | Needham High | None in town |
| Students per teacherat that high school | 7.2Lowest |
9.8 |
11.9Highest |
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| 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.