Compare towns
Epping vs Stoneham vs Needham vs Epsom
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Stoneham has the most renters (29% rent).
Needham has the highest household income ($214k).
Epsom has the most affordable homes ($338k 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 | Epping | Stoneham | Needham | Epsom |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 7,430 |
23,355 |
32,459Highest |
4,939Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest U.S.: +7.4% |
+8.4% U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+5.9%Lowest U.S.: +7.4% |
| Median age | 45.1±3.5 16% above U.S. |
42.2±2.2Lowest 8% above U.S. |
43.1±1.6 11% above U.S. |
47.1±3.4Highest 21% above U.S. |
| Epsom and Epping are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 18.7%±4.8 U.S.: 22% |
20.8%±2.5 U.S.: 22% |
27.5%±2.2Highest U.S.: 22% |
18.2%±4.9Lowest U.S.: 22% |
| Age 65+ | 22.6%±5.2Highest U.S.: 17.2% |
20.4%±2.2 U.S.: 17.2% |
17.7%±1.7Lowest U.S.: 17.2% |
20.7%±3.3 U.S.: 17.2% |
| Epping and Epsom 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% |
55.9% U.S.: 35.7% |
81.9%Highest U.S.: 35.7% |
40.6% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 5.1%±3.3 U.S.: 6.4% |
4.7%±1.4Lowest U.S.: 6.4% |
5.4%±1.1Highest U.S.: 6.4% |
5.2%±2.4 U.S.: 6.4% |
| Needham and Epsom are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $104,220±$7k 29% above U.S. |
$113,964±$10k 41% above U.S. |
$214,308±$13kHighest 165% above U.S. |
$97,941±$13kLowest 21% above U.S. |
| Home valuemedian, owner-occupied | $436,900±$35k 31% above U.S. |
$671,900±$26k 102% above U.S. |
$1,188,500±$43kHighest 257% above U.S. |
$338,400±$19kLowest about the U.S. average |
| Rentmedian gross, monthly | $1,742±$576 23% above U.S. |
$2,035±$142 44% above U.S. |
$2,409±$183Highest 70% above U.S. |
$1,212±$437Lowest 14% below U.S. |
| Property taxmedian, yearly | $6,936 122% above U.S. |
$6,523 109% above U.S. |
$10,000+Highest at least 221% above U.S. |
$6,210Lowest 99% above U.S. |
| Renters paying 30%+of income on rent | 67.8%±25.9 U.S.: 51.1% |
41.9%±8.2Lowest U.S.: 51.1% |
55.9%±8.5 U.S.: 51.1% |
71.2%±19.7Highest U.S.: 51.1% |
| Epsom and Epping 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% |
5.4%Highest U.S.: 12.5% |
3.7% U.S.: 12.5% |
3.4%Lowest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 86.3% U.S.: 65.2% |
71%Lowest U.S.: 65.2% |
83.1% U.S.: 65.2% |
87.6%Highest U.S.: 65.2% |
| Typical home builtmedian year | 1989Highest 9 yrs newer than U.S. |
1964Lowest 16 yrs older than U.S. |
1965 15 yrs older than U.S. |
1986 6 yrs newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 minHighest 22% above U.S. |
28 min 5% above U.S. |
28 minLowest 5% above U.S. |
31 min 17% above U.S. |
| Work from home | 24%±6.9 U.S.: 15.1% |
24.6%±3.6 U.S.: 15.1% |
32.4%±2.4Highest U.S.: 15.1% |
13.1%±4.3Lowest U.S.: 15.1% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #77 of 120 in NH | #117 of 282 in MA | #19 of 282 in MA | #69 of 120 in NH |
| School district | Epping School District | Stoneham | Needham | Epsom School District |
| High school in town | Epping High School | Stoneham High | Needham High | None in town |
| Students per teacherat that high school | 9.3Lowest |
10.7 |
11.9Highest |
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| 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.