Compare towns
Dudley vs Lancaster vs Webster vs Athol
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lancaster has the most people working from home (33.6%).
Webster has grown the fastest since 2010 (+6.9%).
Athol has the most affordable homes ($268k 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 | Dudley | Lancaster | Webster | Athol |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 11,929 |
8,606Lowest |
12,228Highest |
12,011 |
| Growth since 20102010 → 2020 census | +4.7% MA: +7.4% |
+4.8% MA: +7.4% |
+6.9%Highest MA: +7.4% |
+3.1%Lowest MA: +7.4% |
| Median age | 40.2±2.4 about the MA average |
43.1±4.9Highest 8% above MA |
37.2±2.1Lowest 7% below MA |
41.3±1.9 3% above MA |
| Lancaster and Athol 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% |
21.8%±3.6Highest MA: 19.4% |
21.8%±3.2Highest MA: 19.4% |
| Age 65+ | 16.9%±3 MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
15.7%±2.5Lowest MA: 17.9% |
19.3%±2.3 MA: 17.9% |
| Lancaster and Athol are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 24.1% MA: 47.3% |
50.3%Highest MA: 47.3% |
18.8%Lowest MA: 47.3% |
20.4% MA: 47.3% |
| Enrolled in collegeshare of residents | 13.1%±2Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
6%±1.8 MA: 7.9% |
3.6%±1.1 MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $84,604±$12k 19% below MA |
$134,833±$27kHighest 30% above MA |
$63,837±$8kLowest 39% below MA |
$69,316±$5k 33% below MA |
| Home valuemedian, owner-occupied | $392,600±$19k 30% below MA |
$519,100±$60kHighest 8% below MA |
$333,100±$14k 41% below MA |
$268,100±$13kLowest 52% below MA |
| Rentmedian gross, monthly | $1,217±$182 31% below MA |
$2,338±$539Highest 33% above MA |
$1,198±$85 32% below MA |
$1,150±$182Lowest 35% below MA |
| Property taxmedian, yearly | $3,691 38% below MA |
$7,235Highest 21% above MA |
$3,234Lowest 46% below MA |
$3,403 43% below MA |
| Renters paying 30%+of income on rent | 47.4%±4.1 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
46.1%±7.4Lowest MA: 51.8% |
57.5%±17.2 MA: 51.8% |
| Lancaster and Athol 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% |
16% MA: 10% |
16.3%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 73.1% MA: 62.5% |
85.1%Highest MA: 62.5% |
45.5%Lowest MA: 62.5% |
72.4% MA: 62.5% |
| Typical home builtmedian year | 1967 3 yrs newer than MA |
1971Highest 7 yrs newer than MA |
1954 10 yrs older than MA |
1953Lowest 11 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 27 min 6% below MA |
32 minHighest 9% above MA |
28 min 5% below MA |
27 minLowest 8% below MA |
| Work from home | 9.1%±2.5 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
7.1%±2.9Lowest MA: 18.6% |
10.6%±3.3 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #142 of 282 in MA | #145 of 282 in MA | #271 of 282 in MA | #256 of 282 in MA |
| School district | Dudley-Charlton Reg | Nashoba | — | Athol-Royalston |
| High school in town | Shepherd Hill Regional High | None in town | — | Athol High |
| Students per teacherat that high school | 14.3Highest |
— | — | 11.6Lowest |
| 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.