Compare towns
Framingham vs Reading vs Beverly vs Waltham
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 affordable homes ($627k median).
Reading has the highest household income ($166k).
Beverly has grown the fastest since 2010 (+8%).
Waltham has the shortest commute (25 min average).
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 | Reading | Beverly | Waltham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 72,399Highest |
25,612Lowest |
42,665 |
64,902 |
| Growth since 20102010 → 2020 census | +5.9% MA: +7.4% |
+3.1%Lowest MA: +7.4% |
+8%Highest MA: +7.4% |
+7.6% MA: +7.4% |
| Median age | 37.5±1 6% below MA |
43.7±2.3Highest 9% above MA |
39±1.8 about the MA average |
34.4±1Lowest 14% below MA |
| Kids under 18 | 21.7%±1.6 MA: 19.4% |
22.8%±2.2Highest MA: 19.4% |
18.5%±1.8 MA: 19.4% |
13.6%±1.1Lowest MA: 19.4% |
| Reading and Framingham 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% |
20.7%±2.3Highest MA: 17.9% |
19.4%±1.7 MA: 17.9% |
15.8%±1.1 MA: 17.9% |
| Reading and Beverly 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% |
66.3%Highest MA: 47.3% |
53.4% MA: 47.3% |
57.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 6.5%±0.8 MA: 7.9% |
2.9%±0.7Lowest MA: 7.9% |
11.3%±0.8 MA: 7.9% |
19.1%±1.3Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $107,419±$6k 3% above MA |
$165,912±$13kHighest 60% above MA |
$106,044±$7kLowest about the MA average |
$120,216±$7k 16% above MA |
| Home valuemedian, owner-occupied | $627,300±$10kLowest 12% above MA |
$809,000±$22kHighest 44% above MA |
$650,300±$13k 16% above MA |
$748,700±$27k 33% above MA |
| Rentmedian gross, monthly | $2,033±$57 15% above MA |
$1,991±$273 13% above MA |
$1,771±$106Lowest about the MA average |
$2,268±$79Highest 29% above MA |
| Property taxmedian, yearly | $6,884 15% above MA |
$9,320Highest 56% above MA |
$6,836 14% above MA |
$4,766Lowest 20% below MA |
| Renters paying 30%+of income on rent | 53.4%±5.6 MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
55.5%±7.2Highest MA: 51.8% |
44.7%±4.1 MA: 51.8% |
| Beverly and Framingham 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% |
3.2%Lowest MA: 10% |
9.4% MA: 10% |
9.4% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 54.8% MA: 62.5% |
82.4%Highest MA: 62.5% |
60.1% MA: 62.5% |
49.7%Lowest MA: 62.5% |
| Typical home builtmedian year | 1966Highest 2 yrs newer than MA |
1960 4 yrs older than MA |
1956Lowest 8 yrs older than MA |
1961 3 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 30 min 4% above MA |
31 minHighest 6% above MA |
30 min 3% above MA |
25 minLowest 15% below MA |
| Work from home | 19.6%±2.2Lowest MA: 18.6% |
30.2%±4.1Highest MA: 18.6% |
22.3%±2.4 MA: 18.6% |
24.2%±2.1 MA: 18.6% |
| Reading and Waltham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Schools | ||||
| Public school scoresrank in state, math + reading | #229 of 282 in MA | #50 of 282 in MA | #144 of 282 in MA | #217 of 282 in MA |
| School district | Framingham · South Middlesex Regional Vocational Technical | Reading | Beverly | Waltham |
| High school in town | Framingham High School | Reading Memorial High | Beverly High | Waltham Sr High |
| Students per teacherat that high school | 12.7Highest |
12.1 |
12.2 |
10.4Lowest |
| 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.