Compare towns
Hanson vs Needham vs Pepperell vs Douglas
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Hanson has the most homeowners (89%).
Needham has the most expensive homes ($1189k median).
Pepperell has the youngest population (median age 42.4).
Douglas has the most affordable homes ($471k median).
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 | Hanson | Needham | Pepperell | Douglas |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 10,660 |
32,459Highest |
11,663 |
9,207Lowest |
| Growth since 20102010 → 2020 census | +4.2% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+6% MA: +7.4% |
| Median age | 42.8±3 7% above MA |
43.1±1.6 8% above MA |
42.4±3.3Lowest 6% above MA |
44±2.6Highest 10% above MA |
| Douglas and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.6%±3.7 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
20.1%±3.3Lowest MA: 19.4% |
21.2%±3.8 MA: 19.4% |
| Needham and Hanson are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.7%±3Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
18.2%±2.3 MA: 17.9% |
15.4%±3.1Lowest MA: 17.9% |
| Hanson and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 42.6% MA: 47.3% |
81.9%Highest MA: 47.3% |
43.8% MA: 47.3% |
41.7%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.8%±2.2Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
5.4%±2.3 MA: 7.9% |
| Pepperell and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $132,200±$10k 27% above MA |
$214,308±$13kHighest 106% above MA |
$124,073±$12kLowest 19% above MA |
$152,267±$10k 46% above MA |
| Home valuemedian, owner-occupied | $533,900±$36k 5% below MA |
$1,188,500±$43kHighest 111% above MA |
$482,100±$14k 14% below MA |
$470,600±$29kLowest 16% below MA |
| Rentmedian gross, monthly | $1,821±$860 3% above MA |
$2,409±$183Highest 37% above MA |
$1,295±$238Lowest 27% below MA |
$1,503±$697 15% below MA |
| Needham and Hanson are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,402 7% above MA |
$10,000+Highest at least 67% above MA |
$6,698 12% above MA |
$6,338Lowest 6% above MA |
| Renters paying 30%+of income on rent | 69%±33.1Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
45.1%±16.1 MA: 51.8% |
33.9%±17.4Lowest MA: 51.8% |
| Hanson and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 2.7%Lowest MA: 10% |
3.7% MA: 10% |
8%Highest MA: 10% |
4.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
84.3% MA: 62.5% |
83.8% MA: 62.5% |
| Typical home builtmedian year | 1972 8 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1981 17 yrs newer than MA |
1986Highest 22 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 min 15% above MA |
28 minLowest 5% below MA |
34 min 16% above MA |
34 minHighest 16% above MA |
| Work from home | 7.9%±2.5Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
20.9%±4.9 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #149 of 282 in MA | #19 of 282 in MA | #153 of 282 in MA | #177 of 282 in MA |
| School district | Whitman-Hanson | Needham | North Middlesex | Douglas |
| High school in town | Whitman Hanson Regional | Needham High | None in town | Douglas High School |
| Students per teacherat that high school | 14.7Highest |
11.9 |
— | 7.2Lowest |
| 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.