Compare towns
Hampden vs Lancaster vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Hampden has the most affordable homes ($358k median).
Lancaster has the most people working from home (33.6%).
Sutton has the highest household income ($147k).
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 | Hampden | Lancaster | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 4,946Lowest |
8,606 |
9,452Highest |
| Growth since 20102010 → 2020 census | -3.4%Lowest MA: +7.4% |
+4.8%Highest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 50.9±3.3Highest 27% above MA |
43.1±4.9Lowest 8% above MA |
44.3±2.5 11% above MA |
| Kids under 18 | 14%±3.5Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 26.8%±5.1Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
| Hampden and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 36.9%Lowest MA: 47.3% |
50.3% MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.6%±1.8Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Hampden and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $104,536±$16kLowest about the MA average |
$134,833±$27k 30% above MA |
$147,125±$25kHighest 42% above MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $358,200±$16kLowest 36% below MA |
$519,100±$60k 8% below MA |
$523,100±$47kHighest 7% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,132±$107Lowest 36% below MA |
$2,338±$539Highest 33% above MA |
$1,190±$401 32% below MA |
| Property taxmedian, yearly | $6,181Lowest 3% above MA |
$7,235Highest 21% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 36.9%±42.4Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
| Lancaster and Sutton 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% |
5.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 94.9%Highest MA: 62.5% |
85.1%Lowest MA: 62.5% |
89.7% MA: 62.5% |
| Typical home builtmedian year | 1966Lowest 2 yrs newer than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 26 minLowest 11% below MA |
32 minHighest 9% above MA |
30 min about the MA average |
| Work from home | 9.9%±3.7Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| Lancaster and Sutton 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 | #199 of 282 in MA | #145 of 282 in MA | #105 of 282 in MA |
| School district | Hampden-Wilbraham | Nashoba | Sutton |
| High school in town | None in town | None in town | Sutton High School |
| Students per teacherat that high school | — | — | 12.6 |
| 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.