Compare towns
Douglas vs Needham 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 oldest population (median age 44).
Needham has the most expensive homes ($1189k median).
Webster has the most renters (40.2% rent).
Pepperell has the most homeowners (84.3%).
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 | Needham | Webster | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,207Lowest |
32,459Highest |
17,748 |
11,663 |
| Growth since 20102010 → 2020 census | +6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+6% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 44±2.6Highest 10% above MA |
43.1±1.6 8% above MA |
39.9±2.9Lowest about the MA average |
42.4±3.3 6% above MA |
| Douglas and Needham 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% |
27.5%±2.2Highest MA: 19.4% |
19.6%±2.9Lowest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
| Age 65+ | 15.4%±3.1Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
19.6%±2.5Highest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Webster 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% MA: 47.3% |
81.9%Highest MA: 47.3% |
25.3%Lowest MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±2.3Lowest MA: 7.9% |
5.4%±1.1Lowest 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±$10k 46% above MA |
$214,308±$13kHighest 106% above MA |
$72,895±$6kLowest 30% below MA |
$124,073±$12k 19% above MA |
| Home valuemedian, owner-occupied | $470,600±$29k 16% below MA |
$1,188,500±$43kHighest 111% above MA |
$361,500±$12kLowest 36% below MA |
$482,100±$14k 14% below MA |
| Rentmedian gross, monthly | $1,503±$697 15% below MA |
$2,409±$183Highest 37% above MA |
$1,228±$81Lowest 30% below MA |
$1,295±$238 27% below MA |
| Property taxmedian, yearly | $6,338 6% above MA |
$10,000+Highest at least 67% above MA |
$3,999Lowest 33% below MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 33.9%±17.4Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
45.7%±6.7 MA: 51.8% |
45.1%±16.1 MA: 51.8% |
| Needham and Webster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.8% MA: 10% |
3.7%Lowest MA: 10% |
12.7%Highest MA: 10% |
8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.8% MA: 62.5% |
83.1% 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 |
1965 1 yr newer than MA |
1962Lowest 2 yrs older than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 minHighest 16% above MA |
28 minLowest 5% below MA |
31 min 5% above MA |
34 min 16% above MA |
| Work from home | 20.9%±4.9 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #177 of 282 in MA | #19 of 282 in MA | #271 of 282 in MA | #153 of 282 in MA |
| School district | Douglas | Needham | Webster | North Middlesex |
| High school in town | Douglas High School | Needham High | Bartlett High School | None in town |
| Students per teacherat that high school | 7.2Lowest |
11.9Highest |
11.6 |
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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.