Compare towns
Everett vs Needham vs Wakefield vs Lynn
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Everett has grown the fastest since 2010 (+17.8%).
Needham has the most expensive homes ($1189k median).
Lynn has the most affordable homes ($510k 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 | Everett | Needham | Wakefield | Lynn |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 50,045 |
32,459 |
27,793Lowest |
101,709Highest |
| Growth since 20102010 → 2020 census | +17.8%Highest MA: +7.4% |
+11.1% MA: +7.4% |
+8.7%Lowest MA: +7.4% |
+12.1% MA: +7.4% |
| Median age | 35.2±1.5Lowest 12% below MA |
43.1±1.6Highest 8% above MA |
42.4±1.7 6% above MA |
36.5±1.2 9% below MA |
| Needham and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.8%±2.1 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
20%±2.2Lowest MA: 19.4% |
24.1%±1.4 MA: 19.4% |
| Needham and Lynn are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 11.3%±1.1Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
19%±1.9Highest MA: 17.9% |
13.7%±0.9 MA: 17.9% |
| Wakefield and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 24.9% MA: 47.3% |
81.9%Highest MA: 47.3% |
59.7% MA: 47.3% |
24.1%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 6.3%±0.9Highest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
4.4%±0.9Lowest MA: 7.9% |
5.4%±0.6 MA: 7.9% |
| Everett and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $85,218±$7k 18% below MA |
$214,308±$13kHighest 106% above MA |
$134,306±$14k 29% above MA |
$75,043±$3kLowest 28% below MA |
| Home valuemedian, owner-occupied | $610,000±$23k 9% above MA |
$1,188,500±$43kHighest 111% above MA |
$723,500±$24k 29% above MA |
$510,100±$23kLowest 9% below MA |
| Rentmedian gross, monthly | $2,076±$69 18% above MA |
$2,409±$183Highest 37% above MA |
$1,958±$102 11% above MA |
$1,722±$60Lowest about the MA average |
| Property taxmedian, yearly | $4,880Lowest 19% below MA |
$10,000+Highest at least 67% above MA |
$7,779 30% above MA |
$5,384 10% below MA |
| Renters paying 30%+of income on rent | 56.4%±5.8 MA: 51.8% |
55.9%±8.5 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
60%±4.1Highest MA: 51.8% |
| Lynn and Everett are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 14.7%Highest MA: 10% |
3.7%Lowest MA: 10% |
4.9% MA: 10% |
13.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 37.2%Lowest MA: 62.5% |
83.1%Highest MA: 62.5% |
70.7% MA: 62.5% |
48.1% MA: 62.5% |
| Typical home builtmedian year | 1938Lowest 26 yrs older than MA |
1965Highest 1 yr newer than MA |
1956 8 yrs older than MA |
1946 18 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 35 minHighest 20% above MA |
28 minLowest 5% below MA |
33 min 14% above MA |
32 min 8% above MA |
| Work from home | 10.5%±2 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
7.9%±1Lowest MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #264 of 282 in MA | #19 of 282 in MA | #179 of 282 in MA | #277 of 282 in MA |
| School district | Everett | — | Northeast Metropolitan Regional Vocational Technical · Wakefield | Lynn |
| High school in town | Everett High | — | Northeast Metro Regional Vocational | Lynn English High |
| Students per teacherat that high school | 12.1 |
— | 10.7Lowest |
15.0Highest |
| 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.