Compare towns
Dudley vs Lancaster vs Upton vs Webster
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Dudley has the shortest commute (27 min average).
Lancaster has the most people working from home (33.6%).
Upton has the highest household income ($156k).
Webster has the most renters (40.2% rent).
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 | Dudley | Lancaster | Upton | Webster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 11,929 |
8,606 |
8,189Lowest |
17,748Highest |
| Growth since 20102010 → 2020 census | +4.7%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
+6.1%Highest MA: +7.4% |
+6% MA: +7.4% |
| Median age | 40.2±2.4 about the MA average |
43.1±4.9 8% above MA |
46.4±4.8Highest 16% above MA |
39.9±2.9Lowest about the MA average |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 20.6%±3.3 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.6%±2.9 MA: 19.4% |
| Upton and Dudley are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 16.9%±3Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19.6%±2.5 MA: 17.9% |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 24.1%Lowest MA: 47.3% |
50.3% MA: 47.3% |
53.5%Highest MA: 47.3% |
25.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 13.1%±2Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
5.8%±1.6 MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $84,604±$12k 19% below MA |
$134,833±$27k 30% above MA |
$155,508±$33kHighest 50% above MA |
$72,895±$6kLowest 30% below MA |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $392,600±$19k 30% below MA |
$519,100±$60k 8% below MA |
$576,700±$41kHighest about the MA average |
$361,500±$12kLowest 36% below MA |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,217±$182 31% below MA |
$2,338±$539Highest 33% above MA |
$948±$599Lowest 46% below MA |
$1,228±$81 30% below MA |
| Property taxmedian, yearly | $3,691Lowest 38% below MA |
$7,235 21% above MA |
$8,376Highest 40% above MA |
$3,999 33% below MA |
| Renters paying 30%+of income on rent | 47.4%±4.1 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
45.7%±6.7Lowest MA: 51.8% |
| Lancaster and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6.4% MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
12.7%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 73.1% MA: 62.5% |
85.1% MA: 62.5% |
86.7%Highest MA: 62.5% |
59.8%Lowest MA: 62.5% |
| Typical home builtmedian year | 1967 3 yrs newer than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1962Lowest 2 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 27 minLowest 6% below MA |
32 min 9% above MA |
35 minHighest 22% above MA |
31 min 5% above MA |
| Work from home | 9.1%±2.5 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
| Lancaster and Upton 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 | #142 of 282 in MA | #145 of 282 in MA | #46 of 282 in MA | #271 of 282 in MA |
| School district | Dudley-Charlton Reg | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Webster |
| High school in town | Shepherd Hill Regional High | None in town | Blackstone Valley | Bartlett High School |
| Students per teacherat that high school | 14.3Highest |
— | 11.2Lowest |
11.6 |
| 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.