Compare towns
Harvard vs Lancaster vs Pepperell vs Upton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Harvard has the most expensive homes ($834k median).
Lancaster has the oldest housing (typical home built 1971).
Pepperell has the most affordable homes ($482k median).
Upton has grown the fastest since 2010 (+6.1%).
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 | Harvard | Lancaster | Pepperell | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 6,927Lowest |
8,606 |
11,663Highest |
8,189 |
| Growth since 20102010 → 2020 census | +5.1% MA: +7.4% |
+4.8% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+6.1%Highest MA: +7.4% |
| Median age | 44.1±4.7 10% above MA |
43.1±4.9 8% above MA |
42.4±3.3Lowest 6% above MA |
46.4±4.8Highest 16% above MA |
| Upton and Harvard are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.1%±4.5 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
| Upton and Harvard are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 16.3%±2.8Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
18.2%±2.3 MA: 17.9% |
20.7%±4.9Highest 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+ | 62%Highest MA: 47.3% |
50.3% MA: 47.3% |
43.8%Lowest MA: 47.3% |
53.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.8%±1.5 MA: 7.9% |
3%±1.8 MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Pepperell and Harvard are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $213,996±$24kHighest 106% above MA |
$134,833±$27k 30% above MA |
$124,073±$12kLowest 19% above MA |
$155,508±$33k 50% above MA |
| Home valuemedian, owner-occupied | $833,600±$54kHighest 48% above MA |
$519,100±$60k 8% below MA |
$482,100±$14kLowest 14% below MA |
$576,700±$41k about the MA average |
| Rentmedian gross, monthly | $1,321±$424 25% below MA |
$2,338±$539Highest 33% above MA |
$1,295±$238 27% below MA |
$948±$599Lowest 46% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$7,235 21% above MA |
$6,698Lowest 12% above MA |
$8,376 40% above MA |
| Renters paying 30%+of income on rent | 72.5%±51.5Highest MA: 51.8% |
68.3%±36.7 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
| Harvard and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.5% MA: 10% |
1.4%Lowest MA: 10% |
8%Highest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.4%Highest MA: 62.5% |
85.1% MA: 62.5% |
84.3%Lowest MA: 62.5% |
86.7% MA: 62.5% |
| Typical home builtmedian year | 1975 11 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 minLowest 9% above MA |
32 min 9% above MA |
34 min 16% above MA |
35 minHighest 22% above MA |
| Work from home | 44.8%±6.1Highest MA: 18.6% |
33.6%±9.1 MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
| Harvard and Lancaster 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 | #12 of 282 in MA | #145 of 282 in MA | #153 of 282 in MA | #46 of 282 in MA |
| School district | Harvard | Nashoba | North Middlesex | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | The Bromfield High School | None in town | None in town | Blackstone Valley |
| Students per teacherat that high school | 11.0Lowest |
— | — | 11.2Highest |
| On TownTapestry | ||||
| Old photos in Our Story | 12 photos → | 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.