Compare towns
Dudley vs Lee vs Athol
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Dudley has grown the fastest since 2010 (+4.7%).
Lee has the most people working from home (16.4%).
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 | Lee | Athol |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,929 |
5,719Lowest |
12,011Highest |
| Growth since 20102010 → 2020 census | +4.7%Highest MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+3.1% MA: +7.4% |
| Median age | 40.2±2.4Lowest about the MA average |
55.2±5.8Highest 38% above MA |
41.3±1.9 3% above MA |
| Kids under 18 | 20.6%±3.3 MA: 19.4% |
12.6%±5Lowest MA: 19.4% |
21.8%±3.2Highest MA: 19.4% |
| Athol 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% |
33.4%±6.1Highest MA: 17.9% |
19.3%±2.3 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 24.1% MA: 47.3% |
44.1%Highest MA: 47.3% |
20.4%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 13.1%±2Highest MA: 7.9% |
5%±2.1 MA: 7.9% |
3.6%±1.1Lowest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $84,604±$12kHighest 19% below MA |
$83,750±$13k 19% below MA |
$69,316±$5kLowest 33% below MA |
| Dudley and Lee are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $392,600±$19kHighest 30% below MA |
$352,700±$19k 37% below MA |
$268,100±$13kLowest 52% below MA |
| Rentmedian gross, monthly | $1,217±$182 31% below MA |
$1,375±$212Highest 22% below MA |
$1,150±$182Lowest 35% below MA |
| Lee and Dudley are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $3,691 38% below MA |
$3,980Highest 34% below MA |
$3,403Lowest 43% below MA |
| Renters paying 30%+of income on rent | 47.4%±4.1Lowest MA: 51.8% |
57.3%±21.2 MA: 51.8% |
57.5%±17.2Highest MA: 51.8% |
| Athol and Lee are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6.4%Lowest MA: 10% |
7.2% MA: 10% |
16.3%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 73.1%Highest MA: 62.5% |
71.1%Lowest MA: 62.5% |
72.4% MA: 62.5% |
| Typical home builtmedian year | 1967Highest 3 yrs newer than MA |
1959 5 yrs older than MA |
1953Lowest 11 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 27 minHighest 6% below MA |
18 minLowest 38% below MA |
27 min 8% below MA |
| Work from home | 9.1%±2.5Lowest MA: 18.6% |
16.4%±7.8Highest MA: 18.6% |
10.6%±3.3 MA: 18.6% |
| Lee and Athol 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 | #209 of 282 in MA | #256 of 282 in MA |
| School district | Dudley-Charlton Reg | Lee | Athol-Royalston |
| High school in town | Shepherd Hill Regional High | Lee Middle/High School | Athol High |
| Students per teacherat that high school | 14.3Highest |
9.2Lowest |
11.6 |
| On TownTapestry | |||
| Old photos in History | None yet | 20 photos → | 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.