Compare towns
Erving vs Sutton vs Lancaster vs Millers Falls
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sutton has the highest household income ($147k).
Lancaster has the most people working from home (33.6%).
Millers Falls has the shortest commute (25 min average).
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 | Erving | Sutton | Lancaster | Millers Falls |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 1,703 |
9,452Highest |
8,606 |
1,054Lowest |
| Growth since 20102010 → 2020 census | -7.5% MA: +7.4% |
+4.4% MA: +7.4% |
+4.8%Highest MA: +7.4% |
-12.7%Lowest MA: +7.4% |
| Median age | 43.3±2.4 8% above MA |
44.3±2.5 11% above MA |
43.1±4.9Lowest 8% above MA |
45.2±7.4Highest 13% above MA |
| Millers Falls and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 16.3%±3.2Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
19.2%±4 MA: 19.4% |
19.7%±6.5Highest MA: 19.4% |
| Millers Falls and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 22.6%±2.4 MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
23.2%±7.6Highest MA: 17.9% |
| Millers Falls and Erving 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% |
52.8%Highest MA: 47.3% |
50.3% MA: 47.3% |
19%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 2.8%±1.3Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
3%±1.8 MA: 7.9% |
4.8%±5Highest MA: 7.9% |
| Millers Falls and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $77,656±$9k 25% below MA |
$147,125±$25kHighest 42% above MA |
$134,833±$27k 30% above MA |
$68,750±$10kLowest 34% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $271,800±$20k 52% below MA |
$523,100±$47kHighest 7% below MA |
$519,100±$60k 8% below MA |
$254,200±$47kLowest 55% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,163±$213Lowest 34% below MA |
$1,190±$401 32% below MA |
$2,338±$539Highest 33% above MA |
$1,316±$181 25% below MA |
| Property taxmedian, yearly | $1,870Lowest 69% below MA |
$6,763 13% above MA |
$7,235Highest 21% above MA |
$2,212 63% below MA |
| Renters paying 30%+of income on rent | 46.5%±23Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.8%±34.1 MA: 51.8% |
| Lancaster and Millers Falls are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.2% MA: 10% |
5.8% MA: 10% |
1.4%Lowest MA: 10% |
13.6%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 81.5% MA: 62.5% |
89.7%Highest MA: 62.5% |
85.1% MA: 62.5% |
76.8%Lowest MA: 62.5% |
| Typical home builtmedian year | 1957 7 yrs older than MA |
1981Highest 17 yrs newer than MA |
1971 7 yrs newer than MA |
1938Lowest 26 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 28 min 4% below MA |
30 min about the MA average |
32 minHighest 9% above MA |
25 minLowest 14% below MA |
| Work from home | 3.6%±2Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
12%±12.4 MA: 18.6% |
| Lancaster and Sutton 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 | — | #105 of 282 in MA | #145 of 282 in MA | — |
| School district | Erving | Sutton | Nashoba | — |
| High school in town | None in town | Sutton High School | None in town | — |
| Students per teacherat that high school | — | 12.6 |
— | — |
| 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.