Compare towns
Douglas vs Waterville vs Sutton vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Douglas has grown the fastest since 2010 (+6%).
Waterville has the most affordable homes ($236k median).
Sutton has the shortest commute (30 min average).
Pepperell has the youngest population (median age 42.4).
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 | Waterville | Sutton | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,207 |
680Lowest |
9,452 |
11,663Highest |
| Growth since 20102010 → 2020 census | +6%Highest U.S.: +7.4% |
+1.9% U.S.: +7.4% |
+4.4% U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
| Median age | 44±2.6 13% above U.S. |
49.1±8.2Highest 26% above U.S. |
44.3±2.5 14% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Waterville 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 U.S.: 22% |
20.4%±8.2 U.S.: 22% |
19.6%±3.3Lowest U.S.: 22% |
20.1%±3.3 U.S.: 22% |
| Douglas and Waterville are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 15.4%±3.1 U.S.: 17.2% |
14.4%±3.5Lowest U.S.: 17.2% |
18.8%±3.2Highest U.S.: 17.2% |
18.2%±2.3 U.S.: 17.2% |
| 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% U.S.: 35.7% |
32.1%Lowest U.S.: 35.7% |
52.8%Highest U.S.: 35.7% |
43.8% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 5.4%±2.3 U.S.: 6.4% |
5.3%±3.3 U.S.: 6.4% |
3.9%±1.8Lowest U.S.: 6.4% |
5.7%±2.3Highest U.S.: 6.4% |
| 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 89% above U.S. |
$71,250±$27kLowest 12% below U.S. |
$147,125±$25k 82% above U.S. |
$124,073±$12k 54% above U.S. |
| 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 41% above U.S. |
$236,300±$15kLowest 29% below U.S. |
$523,100±$47kHighest 57% above U.S. |
$482,100±$14k 45% above U.S. |
| 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±$697Highest 6% above U.S. |
$1,110±$93Lowest 21% below U.S. |
$1,190±$401 16% below U.S. |
$1,295±$238 8% below U.S. |
| Douglas and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,338 103% above U.S. |
$3,957Lowest 27% above U.S. |
$6,763Highest 117% above U.S. |
$6,698 115% above U.S. |
| Renters paying 30%+of income on rent | 33.9%±17.4Lowest U.S.: 51.1% |
44.6%±27.2 U.S.: 51.1% |
47.5%±24.4Highest U.S.: 51.1% |
45.1%±16.1 U.S.: 51.1% |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.8%Lowest U.S.: 12.5% |
4.9% U.S.: 12.5% |
5.8% U.S.: 12.5% |
8%Highest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 83.8% U.S.: 65.2% |
79.9%Lowest U.S.: 65.2% |
89.7%Highest U.S.: 65.2% |
84.3% U.S.: 65.2% |
| Typical home builtmedian year | 1986Highest 6 yrs newer than U.S. |
1972Lowest 8 yrs older than U.S. |
1981 1 yr newer than U.S. |
1981 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 34 min 28% above U.S. |
38 minHighest 42% above U.S. |
30 minLowest 12% above U.S. |
34 min 28% above U.S. |
| Work from home | 20.9%±4.9 U.S.: 15.1% |
8.5%±3Lowest U.S.: 15.1% |
22.7%±4.1Highest U.S.: 15.1% |
18.1%±2.7 U.S.: 15.1% |
| 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 | — | #105 of 282 in MA | #153 of 282 in MA |
| School district | Douglas | Lamoille North Modified Union School District #058A | Sutton | North Middlesex |
| High school in town | Douglas High School | None in town | Sutton High School | None in town |
| Students per teacherat that high school | 7.2Lowest |
— | 12.6Highest |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.