Compare towns
Harvard vs Needham vs Sutton
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 people working from home (44.8%).
Needham has grown the fastest since 2010 (+11.1%).
Sutton has the most affordable homes ($523k 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 | Harvard | Needham | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 6,927Lowest |
32,459Highest |
9,452 |
| Growth since 20102010 → 2020 census | +5.1% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 44.1±4.7 10% above MA |
43.1±1.6Lowest 8% above MA |
44.3±2.5Highest 11% above MA |
| Sutton 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% |
27.5%±2.2Highest MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
| Needham 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% |
17.7%±1.7 MA: 17.9% |
18.8%±3.2Highest MA: 17.9% |
| Sutton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 62% MA: 47.3% |
81.9%Highest MA: 47.3% |
52.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.8%±1.5Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Needham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $213,996±$24k 106% above MA |
$214,308±$13kHighest 106% above MA |
$147,125±$25kLowest 42% above MA |
| Needham and Harvard are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $833,600±$54k 48% above MA |
$1,188,500±$43kHighest 111% above MA |
$523,100±$47kLowest 7% below MA |
| Rentmedian gross, monthly | $1,321±$424 25% below MA |
$2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
| Renters paying 30%+of income on rent | 72.5%±51.5Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
| Harvard and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.5% MA: 10% |
3.7%Lowest MA: 10% |
5.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 89.4% MA: 62.5% |
83.1%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1975 11 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 32 minHighest 9% above MA |
28 minLowest 5% below MA |
30 min about the MA average |
| Work from home | 44.8%±6.1Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #12 of 282 in MA | #19 of 282 in MA | #105 of 282 in MA |
| School district | Harvard | — | Sutton |
| High school in town | The Bromfield High School | — | Sutton High School |
| Students per teacherat that high school | 11.0Lowest |
— | 12.6Highest |
| On TownTapestry | |||
| Old photos in History | 12 photos → | 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.