Compare towns
Framingham vs Pepperell vs Natick
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).
Pepperell has the most homeowners (84.3%).
Natick has grown the fastest since 2010 (+12.1%).
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 | Pepperell | Natick |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 72,399Highest |
11,663Lowest |
36,873 |
| Growth since 20102010 → 2020 census | +5.9% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+12.1%Highest MA: +7.4% |
| Median age | 37.5±1Lowest 6% below MA |
42.4±3.3 6% above MA |
43.3±1.4Highest 8% above MA |
| Natick and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 21.7%±1.6Highest MA: 19.4% |
20.1%±3.3Lowest MA: 19.4% |
21.2%±1.9 MA: 19.4% |
| Framingham and Natick are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 15.1%±1.1Lowest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
20.4%±1.9Highest MA: 17.9% |
| Natick and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 48.7% MA: 47.3% |
43.8%Lowest MA: 47.3% |
70.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 6.5%±0.8Highest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
5%±1Lowest MA: 7.9% |
| Framingham and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $107,419±$6kLowest 3% above MA |
$124,073±$12k 19% above MA |
$138,538±$11kHighest 33% above MA |
| Natick and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $627,300±$10k 12% above MA |
$482,100±$14kLowest 14% below MA |
$821,000±$25kHighest 46% above MA |
| Rentmedian gross, monthly | $2,033±$57 15% above MA |
$1,295±$238Lowest 27% below MA |
$2,134±$124Highest 21% above MA |
| Natick and Framingham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,884 15% above MA |
$6,698Lowest 12% above MA |
$8,914Highest 49% above MA |
| Renters paying 30%+of income on rent | 53.4%±5.6Highest MA: 51.8% |
45.1%±16.1 MA: 51.8% |
41.7%±6.6Lowest MA: 51.8% |
| Framingham and Pepperell 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% |
8% MA: 10% |
5.8%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 54.8%Lowest MA: 62.5% |
84.3%Highest MA: 62.5% |
68.2% MA: 62.5% |
| Typical home builtmedian year | 1966Lowest 2 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1968 4 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 30 minLowest 4% above MA |
34 minHighest 16% above MA |
31 min 5% above MA |
| Work from home | 19.6%±2.2 MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
25.1%±1.9Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #229 of 282 in MA | #153 of 282 in MA | #48 of 282 in MA |
| School district | Framingham · South Middlesex Regional Vocational Technical | North Middlesex | Natick |
| High school in town | Framingham High School | None in town | Natick High |
| Students per teacherat that high school | 12.7Highest |
— | 12.6Lowest |
| 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.