Compare towns
Epping vs Needham vs Wakefield
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Epping has the most affordable homes ($437k median).
Needham has the most expensive homes ($1189k median).
Wakefield has the most renters (29.3% 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 | Epping | Needham | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 7,430Lowest |
32,459Highest |
27,793 |
| Growth since 20102010 → 2020 census | +11.1%Highest U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+8.7%Lowest U.S.: +7.4% |
| Median age | 45.1±3.5Highest 16% above U.S. |
43.1±1.6 11% above U.S. |
42.4±1.7Lowest 9% above U.S. |
| Epping and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 18.7%±4.8Lowest U.S.: 22% |
27.5%±2.2Highest U.S.: 22% |
20%±2.2 U.S.: 22% |
| Age 65+ | 22.6%±5.2Highest U.S.: 17.2% |
17.7%±1.7Lowest U.S.: 17.2% |
19%±1.9 U.S.: 17.2% |
| Epping and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 37%Lowest U.S.: 35.7% |
81.9%Highest U.S.: 35.7% |
59.7% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 5.1%±3.3 U.S.: 6.4% |
5.4%±1.1Highest U.S.: 6.4% |
4.4%±0.9Lowest U.S.: 6.4% |
| Needham and Epping are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $104,220±$7kLowest 29% above U.S. |
$214,308±$13kHighest 165% above U.S. |
$134,306±$14k 66% above U.S. |
| Home valuemedian, owner-occupied | $436,900±$35kLowest 31% above U.S. |
$1,188,500±$43kHighest 257% above U.S. |
$723,500±$24k 117% above U.S. |
| Rentmedian gross, monthly | $1,742±$576Lowest 23% above U.S. |
$2,409±$183Highest 70% above U.S. |
$1,958±$102 39% above U.S. |
| Property taxmedian, yearly | $6,936Lowest 122% above U.S. |
$10,000+Highest at least 221% above U.S. |
$7,779 149% above U.S. |
| Renters paying 30%+of income on rent | 67.8%±25.9Highest U.S.: 51.1% |
55.9%±8.5 U.S.: 51.1% |
43.7%±7.9Lowest U.S.: 51.1% |
| Epping and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.7% U.S.: 12.5% |
3.7%Lowest U.S.: 12.5% |
4.9%Highest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 86.3%Highest U.S.: 65.2% |
83.1% U.S.: 65.2% |
70.7%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1989Highest 9 yrs newer than U.S. |
1965 15 yrs older than U.S. |
1956Lowest 24 yrs older than U.S. |
| Getting to work | |||
| Average commuteone way | 32 min 22% above U.S. |
28 minLowest 5% above U.S. |
33 minHighest 26% above U.S. |
| Work from home | 24%±6.9Lowest U.S.: 15.1% |
32.4%±2.4Highest U.S.: 15.1% |
24.6%±3.1 U.S.: 15.1% |
| Schools | |||
| Public school scoresrank in state, math + reading | #77 of 120 in NH | #19 of 282 in MA | #179 of 282 in MA |
| School district | Epping School District | Needham | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Epping High School | Needham High | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 9.3Lowest |
11.9Highest |
10.7 |
| On TownTapestry | |||
| Old photos in History | 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.