Compare towns
Douglas vs Sutton vs Needham
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).
Sutton has the most homeowners (89.7%).
Needham has the most expensive homes ($1189k 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 | Sutton | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 9,207Lowest |
9,452 |
32,459Highest |
| Growth since 20102010 → 2020 census | +6% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 44±2.6 10% above MA |
44.3±2.5Highest 11% above MA |
43.1±1.6Lowest 8% 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%±3.8 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Age 65+ | 15.4%±3.1Lowest MA: 17.9% |
18.8%±3.2Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
| Sutton 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% |
52.8% MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±2.3Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $152,267±$10k 46% above MA |
$147,125±$25kLowest 42% above MA |
$214,308±$13kHighest 106% above MA |
| Home valuemedian, owner-occupied | $470,600±$29kLowest 16% below MA |
$523,100±$47k 7% below MA |
$1,188,500±$43kHighest 111% above MA |
| Rentmedian gross, monthly | $1,503±$697 15% below MA |
$1,190±$401Lowest 32% below MA |
$2,409±$183Highest 37% above MA |
| Property taxmedian, yearly | $6,338Lowest 6% above MA |
$6,763 13% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 33.9%±17.4Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.8% MA: 10% |
5.8%Highest MA: 10% |
3.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.8% MA: 62.5% |
89.7%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1986Highest 22 yrs newer than MA |
1981 17 yrs newer than MA |
1965Lowest 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 34 minHighest 16% above MA |
30 min about the MA average |
28 minLowest 5% below MA |
| Work from home | 20.9%±4.9Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #177 of 282 in MA | #105 of 282 in MA | #19 of 282 in MA |
| School district | Douglas | Sutton | Needham |
| High school in town | Douglas High School | Sutton High School | Needham High |
| Students per teacherat that high school | 7.2Lowest |
12.6Highest |
11.9 |
| On TownTapestry | |||
| Old photos in History | 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.