Compare towns
Groton vs Lancaster vs Upton vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Groton has the most expensive homes ($743k median).
Lancaster has the most people working from home (33.6%).
Pepperell has the most renters (50.8% rent).
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 | Groton | Lancaster | Upton | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 11,390Highest |
8,606 |
8,189 |
1,971Lowest |
| Growth since 20102010 → 2020 census | +6.3%Highest MA: +7.4% |
+4.8% MA: +7.4% |
+6.1% MA: +7.4% |
-4.6%Lowest MA: +7.4% |
| Median age | 41.4±2.7Lowest 4% above MA |
43.1±4.9 8% above MA |
46.4±4.8Highest 16% above MA |
46.4±6.3Highest 16% above MA |
| Kids under 18 | 28.3%±4.9Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
23.2%±4.5 MA: 19.4% |
15.7%±5.2Lowest MA: 19.4% |
| Groton and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 17.3%±2.8Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
18.7%±3.8 MA: 17.9% |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 70.1%Highest MA: 47.3% |
50.3% MA: 47.3% |
53.5% MA: 47.3% |
38.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.6%±1.9Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3.9%±2.4 MA: 7.9% |
| Groton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $192,958±$27kHighest 86% above MA |
$134,833±$27k 30% above MA |
$155,508±$33k 50% above MA |
$76,726±$17kLowest 26% below MA |
| Groton and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $743,400±$46kHighest 32% above MA |
$519,100±$60k 8% below MA |
$576,700±$41k about the MA average |
$457,300±$40kLowest 19% below MA |
| Rentmedian gross, monthly | $1,458±$335 17% below MA |
$2,338±$539Highest 33% above MA |
$948±$599Lowest 46% below MA |
$1,139±$301 35% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$7,235 21% above MA |
$8,376 40% above MA |
$6,871Lowest 15% above MA |
| Renters paying 30%+of income on rent | 43.8%±17Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
56.6%±20.7 MA: 51.8% |
| Lancaster and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 3.8% MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
10.9%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 88.8%Highest MA: 62.5% |
85.1% MA: 62.5% |
86.7% MA: 62.5% |
49.2%Lowest MA: 62.5% |
| Typical home builtmedian year | 1988Highest 24 yrs newer than MA |
1971 7 yrs newer than MA |
1981 17 yrs newer than MA |
1970Lowest 6 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 11% above MA |
32 minLowest 9% above MA |
35 minHighest 22% above MA |
34 min 18% above MA |
| Work from home | 27.5%±5.8 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
13.5%±4.9Lowest MA: 18.6% |
| Lancaster and Groton 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 | #39 of 282 in MA | #145 of 282 in MA | #46 of 282 in MA | #153 of 282 in MA |
| School district | Groton-Dunstable | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton | — |
| High school in town | Groton Dunstable Regional | None in town | Blackstone Valley | — |
| Students per teacherat that high school | 13.7Highest |
— | 11.2Lowest |
— |
| 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.