Compare towns
Harvard vs Townsend vs Sutton vs Lancaster
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).
Townsend has the most affordable homes ($433k median).
Sutton has the shortest commute (30 min average).
Lancaster has the oldest housing (typical home built 1971).
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 | Townsend | Sutton | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 6,927Lowest |
9,100 |
9,452Highest |
8,606 |
| Growth since 20102010 → 2020 census | +5.1%Highest MA: +7.4% |
+2.3%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.1±4.7 10% above MA |
40.9±3.3Lowest about the MA average |
44.3±2.5Highest 11% above MA |
43.1±4.9 8% 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%±4.5Highest MA: 19.4% |
21%±3.2 MA: 19.4% |
19.6%±3.3 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Harvard and Townsend 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% |
17.1%±2.1 MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
| Lancaster and Sutton 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% |
35.5%Lowest MA: 47.3% |
52.8% MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.8%±1.5 MA: 7.9% |
5.1%±2.4Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Townsend 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±$24kHighest 106% above MA |
$121,528±$23kLowest 17% above MA |
$147,125±$25k 42% above MA |
$134,833±$27k 30% above MA |
| Home valuemedian, owner-occupied | $833,600±$54kHighest 48% above MA |
$433,200±$22kLowest 23% below MA |
$523,100±$47k 7% below MA |
$519,100±$60k 8% below MA |
| Rentmedian gross, monthly | $1,321±$424 25% below MA |
$1,469±$313 17% below MA |
$1,190±$401Lowest 32% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,031Lowest about the MA average |
$6,763 13% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 72.5%±51.5Highest MA: 51.8% |
50.6%±16.8 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
68.3%±36.7 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% |
8.9%Highest MA: 10% |
5.8% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.4% MA: 62.5% |
82%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1975 11 yrs newer than MA |
1976 12 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
37 minHighest 27% above MA |
30 minLowest about the MA average |
32 min 9% above MA |
| Work from home | 44.8%±6.1Highest MA: 18.6% |
10.5%±2.8Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
33.6%±9.1 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 | #136 of 282 in MA | #105 of 282 in MA | #145 of 282 in MA |
| School district | Harvard | North Middlesex | Sutton | Nashoba |
| High school in town | The Bromfield High School | North Middlesex Regional | Sutton High School | None in town |
| Students per teacherat that high school | 11.0Lowest |
13.1Highest |
12.6 |
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| On TownTapestry | ||||
| Old photos in History | 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.