Compare towns
Fall River vs Needham vs Upton vs Lawrence
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Fall River has the most affordable homes ($396k median).
Needham has the most expensive homes ($1189k median).
Upton has the oldest population (median age 46.4).
Lawrence has grown the fastest since 2010 (+16.7%).
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 | Fall River | Needham | Upton | Lawrence |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 94,082Highest |
32,459 |
8,189Lowest |
88,736 |
| Growth since 20102010 → 2020 census | +5.8%Lowest MA: +7.4% |
+11.1% MA: +7.4% |
+6.1% MA: +7.4% |
+16.7%Highest MA: +7.4% |
| Median age | 39.3±1.2 about the MA average |
43.1±1.6 8% above MA |
46.4±4.8Highest 16% above MA |
32.6±0.9Lowest 19% below MA |
| Upton and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.9%±1.2Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
23.2%±4.5 MA: 19.4% |
26.3%±1.6 MA: 19.4% |
| Needham and Lawrence are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 16.1%±0.9 MA: 17.9% |
17.7%±1.7 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
10.5%±0.9Lowest MA: 17.9% |
| Upton and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 16.4%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
53.5% MA: 47.3% |
16.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.1%±0.6 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
5.4%±0.8Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $56,673±$3kLowest 45% below MA |
$214,308±$13kHighest 106% above MA |
$155,508±$33k 50% above MA |
$60,433±$3k 42% below MA |
| Home valuemedian, owner-occupied | $395,500±$11kLowest 30% below MA |
$1,188,500±$43kHighest 111% above MA |
$576,700±$41k about the MA average |
$415,200±$23k 26% below MA |
| Rentmedian gross, monthly | $1,155±$27 34% below MA |
$2,409±$183Highest 37% above MA |
$948±$599Lowest 46% below MA |
$1,662±$50 6% below MA |
| Property taxmedian, yearly | $3,953 34% below MA |
$10,000+Highest at least 67% above MA |
$8,376 40% above MA |
$3,422Lowest 43% below MA |
| Renters paying 30%+of income on rent | 52.5%±3.3Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
52.8%±31 MA: 51.8% |
60.6%±3.6Highest MA: 51.8% |
| Lawrence and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 19.6%Highest MA: 10% |
3.7% MA: 10% |
3.2%Lowest MA: 10% |
17.6% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 35.3% MA: 62.5% |
83.1% MA: 62.5% |
86.7%Highest MA: 62.5% |
28.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1945Lowest 19 yrs older than MA |
1965 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1950 14 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 26 min 11% below MA |
28 min 5% below MA |
35 minHighest 22% above MA |
23 minLowest 21% below MA |
| Work from home | 7.1%±1.2 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
6.8%±1.2Lowest MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #262 of 282 in MA | #19 of 282 in MA | #46 of 282 in MA | #278 of 282 in MA |
| School district | Fall River · Greater Fall River Regional Vocational Technical | Needham | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Lawrence |
| High school in town | B M C Durfee High | Needham High | Blackstone Valley | Lawrence High School |
| Students per teacherat that high school | 11.3 |
11.9 |
11.2Lowest |
13.6Highest |
| 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.