Compare towns
Douglas vs Lee vs Webster 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 highest household income ($152k).
Lee has the shortest commute (18 min average).
Webster has the most renters (40.2% rent).
Pepperell has the most expensive 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 | Douglas | Lee | Webster | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,207 |
5,719Lowest |
17,748Highest |
11,663 |
| Growth since 20102010 → 2020 census | +6%Highest MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+6%Highest MA: +7.4% |
+0.9% MA: +7.4% |
| Median age | 44±2.6 10% above MA |
55.2±5.8Highest 38% above MA |
39.9±2.9Lowest about the MA average |
42.4±3.3 6% above MA |
| Kids under 18 | 21.2%±3.8Highest MA: 19.4% |
12.6%±5Lowest MA: 19.4% |
19.6%±2.9 MA: 19.4% |
20.1%±3.3 MA: 19.4% |
| Douglas and Pepperell 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% |
33.4%±6.1Highest MA: 17.9% |
19.6%±2.5 MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 41.7% MA: 47.3% |
44.1%Highest MA: 47.3% |
25.3%Lowest MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±2.3 MA: 7.9% |
5%±2.1Lowest MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
| Webster 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±$10kHighest 46% above MA |
$83,750±$13k 19% below MA |
$72,895±$6kLowest 30% below MA |
$124,073±$12k 19% above MA |
| Home valuemedian, owner-occupied | $470,600±$29k 16% below MA |
$352,700±$19kLowest 37% below MA |
$361,500±$12k 36% below MA |
$482,100±$14kHighest 14% below MA |
| Pepperell and Douglas are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,503±$697Highest 15% below MA |
$1,375±$212 22% below MA |
$1,228±$81Lowest 30% below MA |
$1,295±$238 27% below MA |
| Douglas and Lee are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,338 6% above MA |
$3,980Lowest 34% below MA |
$3,999 33% below MA |
$6,698Highest 12% above MA |
| Renters paying 30%+of income on rent | 33.9%±17.4Lowest MA: 51.8% |
57.3%±21.2Highest MA: 51.8% |
45.7%±6.7 MA: 51.8% |
45.1%±16.1 MA: 51.8% |
| Lee and Webster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.8%Lowest MA: 10% |
7.2% MA: 10% |
12.7%Highest MA: 10% |
8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.8% MA: 62.5% |
71.1% MA: 62.5% |
59.8%Lowest MA: 62.5% |
84.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1986Highest 22 yrs newer than MA |
1959Lowest 5 yrs older than MA |
1962 2 yrs older than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 minHighest 16% above MA |
18 minLowest 38% below MA |
31 min 5% above MA |
34 min 16% above MA |
| Work from home | 20.9%±4.9Highest MA: 18.6% |
16.4%±7.8 MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
| Douglas and Pepperell 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 | #209 of 282 in MA | #271 of 282 in MA | #153 of 282 in MA |
| School district | Douglas | Lee | Webster | North Middlesex |
| High school in town | Douglas High School | Lee Middle/High School | Bartlett High School | None in town |
| Students per teacherat that high school | 7.2Lowest |
9.2 |
11.6Highest |
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| On TownTapestry | ||||
| Old photos in History | None yet | 20 photos → | 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.