Compare towns
Gardner vs Mendon vs Sutton vs Spencer
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Gardner has the most affordable homes ($302k median).
Mendon has grown the fastest since 2010 (+6.7%).
Sutton has the most people working from home (22.7%).
Spencer has the oldest population (median age 48.9).
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 | Gardner | Mendon | Sutton | Spencer |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 21,148Highest |
6,325Lowest |
9,452 |
12,008 |
| Growth since 20102010 → 2020 census | +5.2% MA: +7.4% |
+6.7%Highest MA: +7.4% |
+4.4% MA: +7.4% |
+2.6%Lowest MA: +7.4% |
| Median age | 43.7±2.3Lowest 9% above MA |
44.1±4.4 10% above MA |
44.3±2.5 11% above MA |
48.9±6.8Highest 22% above MA |
| Spencer and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 18.3%±2.3 MA: 19.4% |
22.8%±6.2Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
16.4%±3.9Lowest MA: 19.4% |
| Mendon and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.6%±2.2 MA: 17.9% |
14.7%±3.4Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
26%±4.4Highest MA: 17.9% |
| Spencer and Gardner are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 23.8%Lowest MA: 47.3% |
46.9% MA: 47.3% |
52.8%Highest MA: 47.3% |
29.1% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.6%±1.3 MA: 7.9% |
6.8%±2.5Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
5.2%±2.4 MA: 7.9% |
| Mendon and Spencer are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $67,518±$8kLowest 35% below MA |
$132,256±$33k 27% above MA |
$147,125±$25kHighest 42% above MA |
$80,533±$11k 23% below MA |
| Sutton and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $301,600±$20kLowest 46% below MA |
$616,000±$37kHighest 10% above MA |
$523,100±$47k 7% below MA |
$382,000±$22k 32% below MA |
| Rentmedian gross, monthly | $1,109±$51 37% below MA |
$1,840±$196Highest 4% above MA |
$1,190±$401 32% below MA |
$1,078±$161Lowest 39% below MA |
| Property taxmedian, yearly | $4,150Lowest 31% below MA |
$7,213Highest 20% above MA |
$6,763 13% above MA |
$4,387 27% below MA |
| Renters paying 30%+of income on rent | 49.7%±8.6 MA: 51.8% |
78.7%±26Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
50.6%±10.3 MA: 51.8% |
| Mendon and Spencer are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 13.7%Highest MA: 10% |
7.1% MA: 10% |
5.8%Lowest MA: 10% |
11% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 58.9%Lowest MA: 62.5% |
86.9% MA: 62.5% |
89.7%Highest MA: 62.5% |
63% MA: 62.5% |
| Typical home builtmedian year | 1954Lowest 10 yrs older than MA |
1985Highest 21 yrs newer than MA |
1981 17 yrs newer than MA |
1968 4 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 31 min 5% above MA |
30 min 4% above MA |
30 minLowest about the MA average |
34 minHighest 18% above MA |
| Work from home | 13.3%±3.6Lowest MA: 18.6% |
15.1%±5.7 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
15%±7.3 MA: 18.6% |
| Sutton and Mendon 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 | #273 of 282 in MA | #210 of 282 in MA | #105 of 282 in MA | #261 of 282 in MA |
| School district | Gardner | Mendon-Upton | Sutton | Spencer-E Brookfield |
| High school in town | Gardner High | None in town | Sutton High School | David Prouty High |
| Students per teacherat that high school | 13.5Highest |
— | 12.6 |
9.9Lowest |
| 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.