Compare towns
Douglas vs Pembroke 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 grown the fastest since 2010 (+6%).
Pembroke has the most expensive homes ($587k median).
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 | Pembroke | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 9,207Lowest |
18,382Highest |
9,452 |
| Growth since 20102010 → 2020 census | +6%Highest MA: +7.4% |
+2.9%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 44±2.6Lowest 10% above MA |
45.5±3.3Highest 14% above MA |
44.3±2.5 11% above MA |
| Pembroke and Sutton 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% |
19.3%±2.5Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Douglas and Sutton 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% |
19.4%±3.1Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Pembroke and Sutton 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% |
44.7% MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±2.3Highest MA: 7.9% |
4.9%±1.4 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Douglas and Pembroke 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 |
$146,285±$17kLowest 41% 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±$29kLowest 16% below MA |
$586,500±$28kHighest 4% above MA |
$523,100±$47k 7% below MA |
| Pembroke and Sutton 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 |
$2,464±$753Highest 40% above MA |
$1,190±$401Lowest 32% below MA |
| Pembroke 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 |
$6,585 10% above MA |
$6,763Highest 13% above MA |
| Renters paying 30%+of income on rent | 33.9%±17.4Lowest MA: 51.8% |
42.1%±5.6 MA: 51.8% |
47.5%±24.4Highest MA: 51.8% |
| Sutton and Pembroke 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%Lowest MA: 10% |
5.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.8%Lowest MA: 62.5% |
90.1%Highest MA: 62.5% |
89.7% MA: 62.5% |
| Typical home builtmedian year | 1986Highest 22 yrs newer than MA |
1974Lowest 10 yrs 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 |
30 minLowest about the MA average |
| Work from home | 20.9%±4.9Lowest MA: 18.6% |
21.2%±5.6 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
| Sutton and Pembroke 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 | #82 of 282 in MA | #105 of 282 in MA |
| School district | Douglas | Pembroke | Sutton |
| High school in town | Douglas High School | Pembroke High School | Sutton High School |
| Students per teacherat that high school | 7.2Lowest |
12.3 |
12.6Highest |
| On TownTapestry | |||
| Old photos in Our Story | 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.