Compare towns
Fall River vs Pembroke 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).
Pembroke has the most people working from home (21.2%).
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 | Pembroke | Lawrence |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 94,082Highest |
18,382Lowest |
88,736 |
| Growth since 20102010 → 2020 census | +5.8% MA: +7.4% |
+2.9%Lowest MA: +7.4% |
+16.7%Highest MA: +7.4% |
| Median age | 39.3±1.2 about the MA average |
45.5±3.3Highest 14% above MA |
32.6±0.9Lowest 19% below MA |
| Kids under 18 | 19.9%±1.2 MA: 19.4% |
19.3%±2.5Lowest MA: 19.4% |
26.3%±1.6Highest MA: 19.4% |
| Age 65+ | 16.1%±0.9 MA: 17.9% |
19.4%±3.1Highest MA: 17.9% |
10.5%±0.9Lowest MA: 17.9% |
| Pembroke and Fall River 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% |
44.7%Highest MA: 47.3% |
16.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.1%±0.6Lowest MA: 7.9% |
4.9%±1.4 MA: 7.9% |
5.4%±0.8Highest MA: 7.9% |
| Lawrence and Pembroke are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $56,673±$3kLowest 45% below MA |
$146,285±$17kHighest 41% above MA |
$60,433±$3k 42% below MA |
| Home valuemedian, owner-occupied | $395,500±$11kLowest 30% below MA |
$586,500±$28kHighest 4% above MA |
$415,200±$23k 26% below MA |
| Rentmedian gross, monthly | $1,155±$27Lowest 34% below MA |
$2,464±$753Highest 40% above MA |
$1,662±$50 6% below MA |
| Pembroke and Lawrence are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $3,953 34% below MA |
$6,585Highest 10% above MA |
$3,422Lowest 43% below MA |
| Renters paying 30%+of income on rent | 52.5%±3.3 MA: 51.8% |
42.1%±5.6Lowest MA: 51.8% |
60.6%±3.6Highest MA: 51.8% |
| Below poverty line | 19.6%Highest MA: 10% |
4%Lowest MA: 10% |
17.6% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 35.3% MA: 62.5% |
90.1%Highest MA: 62.5% |
28.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1945Lowest 19 yrs older than MA |
1974Highest 10 yrs newer than MA |
1950 14 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 26 min 11% below MA |
35 minHighest 19% above MA |
23 minLowest 21% below MA |
| Work from home | 7.1%±1.2 MA: 18.6% |
21.2%±5.6Highest MA: 18.6% |
6.8%±1.2Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #262 of 282 in MA | #82 of 282 in MA | #278 of 282 in MA |
| School district | Fall River · Greater Fall River Regional Vocational Technical | Pembroke | Lawrence |
| High school in town | B M C Durfee High | Pembroke High School | Lawrence High School |
| Students per teacherat that high school | 11.3Lowest |
12.3 |
13.6Highest |
| On TownTapestry | |||
| Old photos in History | 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.