Compare towns
Douglas vs Lunenburg vs Pepperell vs Sutton
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).
Lunenburg has grown the fastest since 2010 (+16.8%).
Pepperell has the youngest population (median age 42.4).
Sutton has the shortest commute (30 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 | Douglas | Lunenburg | Pepperell | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,207Lowest |
11,902Highest |
11,663 |
9,452 |
| Growth since 20102010 → 2020 census | +6% MA: +7.4% |
+16.8%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 44±2.6 10% above MA |
43.2±2.1 8% above MA |
42.4±3.3Lowest 6% above MA |
44.3±2.5Highest 11% above MA |
| Sutton and Douglas are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.2%±3.8Highest MA: 19.4% |
21.1%±3 MA: 19.4% |
20.1%±3.3 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
| Douglas and Lunenburg 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% |
17.9%±2.7 MA: 17.9% |
18.2%±2.3 MA: 17.9% |
18.8%±3.2Highest MA: 17.9% |
| Sutton and Pepperell 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% |
44% MA: 47.3% |
43.8% MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±2.3 MA: 7.9% |
4.2%±1.8 MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Pepperell and Douglas 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 |
$112,828±$11kLowest 9% above MA |
$124,073±$12k 19% above MA |
$147,125±$25k 42% above MA |
| Douglas and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $470,600±$29k 16% below MA |
$463,900±$24kLowest 17% below MA |
$482,100±$14k 14% below MA |
$523,100±$47kHighest 7% below MA |
| Sutton and Pepperell 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 |
$1,974±$586Highest 12% above MA |
$1,295±$238 27% below MA |
$1,190±$401Lowest 32% below MA |
| Lunenburg and Douglas 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 |
$6,401 7% above MA |
$6,698 12% above MA |
$6,763Highest 13% above MA |
| Renters paying 30%+of income on rent | 33.9%±17.4Lowest MA: 51.8% |
45.8%±13.5 MA: 51.8% |
45.1%±16.1 MA: 51.8% |
47.5%±24.4Highest MA: 51.8% |
| Sutton and Lunenburg are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.8% MA: 10% |
4.2%Lowest MA: 10% |
8%Highest MA: 10% |
5.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.8% MA: 62.5% |
80.7%Lowest MA: 62.5% |
84.3% MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1986Highest 22 yrs newer than MA |
1972Lowest 8 yrs newer than MA |
1981 17 yrs newer than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 min 16% above MA |
36 minHighest 24% above MA |
34 min 16% above MA |
30 minLowest about the MA average |
| Work from home | 20.9%±4.9 MA: 18.6% |
15.8%±3.5Lowest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
| Sutton and Douglas 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 | #87 of 282 in MA | #153 of 282 in MA | #105 of 282 in MA |
| School district | Douglas | Lunenburg | North Middlesex | Sutton |
| High school in town | Douglas High School | Lunenburg High | None in town | Sutton High School |
| Students per teacherat that high school | 7.2Lowest |
12.4 |
— | 12.6Highest |
| On TownTapestry | ||||
| Old photos in Our Story | 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.