Compare towns
Framingham vs Needham vs Beverly
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Framingham has the most renters (45.2% rent).
Needham has the highest household income ($214k).
Beverly has the oldest housing (typical home built 1956).
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 | Framingham | Needham | Beverly |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 72,399Highest |
32,459Lowest |
42,665 |
| Growth since 20102010 → 2020 census | +5.9%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+8% MA: +7.4% |
| Median age | 37.5±1Lowest 6% below MA |
43.1±1.6Highest 8% above MA |
39±1.8 about the MA average |
| Kids under 18 | 21.7%±1.6 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
18.5%±1.8Lowest MA: 19.4% |
| Age 65+ | 15.1%±1.1Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
19.4%±1.7Highest MA: 17.9% |
| Beverly and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 48.7%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
53.4% MA: 47.3% |
| Enrolled in collegeshare of residents | 6.5%±0.8 MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
11.3%±0.8Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $107,419±$6k 3% above MA |
$214,308±$13kHighest 106% above MA |
$106,044±$7kLowest about the MA average |
| Home valuemedian, owner-occupied | $627,300±$10kLowest 12% above MA |
$1,188,500±$43kHighest 111% above MA |
$650,300±$13k 16% above MA |
| Rentmedian gross, monthly | $2,033±$57 15% above MA |
$2,409±$183Highest 37% above MA |
$1,771±$106Lowest about the MA average |
| Property taxmedian, yearly | $6,884 15% above MA |
$10,000+Highest at least 67% above MA |
$6,836Lowest 14% above MA |
| Renters paying 30%+of income on rent | 53.4%±5.6Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
| Needham and Beverly are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 10.4%Highest MA: 10% |
3.7%Lowest MA: 10% |
9.4% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 54.8%Lowest MA: 62.5% |
83.1%Highest MA: 62.5% |
60.1% MA: 62.5% |
| Typical home builtmedian year | 1966Highest 2 yrs newer than MA |
1965 1 yr newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 30 minHighest 4% above MA |
28 minLowest 5% below MA |
30 min 3% above MA |
| Work from home | 19.6%±2.2Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
22.3%±2.4 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #229 of 282 in MA | #19 of 282 in MA | #144 of 282 in MA |
| School district | Framingham · South Middlesex Regional Vocational Technical | — | Beverly |
| High school in town | Framingham High School | — | Beverly High |
| Students per teacherat that high school | 12.7Highest |
— | 12.2Lowest |
| 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.