Compare towns
Harvard vs Upton 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).
Upton has grown the fastest since 2010 (+6.1%).
Sutton has the shortest commute (30 min average).
Lancaster has the youngest population (median age 43.1).
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 | Upton | Sutton | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 6,927Lowest |
8,189 |
9,452Highest |
8,606 |
| Growth since 20102010 → 2020 census | +5.1% MA: +7.4% |
+6.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.1±4.7 10% above MA |
46.4±4.8Highest 16% above MA |
44.3±2.5 11% above MA |
43.1±4.9Lowest 8% above MA |
| Upton and Sutton 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% |
23.2%±4.5Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
19.2%±4Lowest 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% |
20.7%±4.9Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19.9%±4.2 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% |
53.5% MA: 47.3% |
52.8% MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.8%±1.5 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3.9%±1.8Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Sutton 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 |
$155,508±$33k 50% above MA |
$147,125±$25k 42% above MA |
$134,833±$27kLowest 30% above MA |
| Home valuemedian, owner-occupied | $833,600±$54kHighest 48% above MA |
$576,700±$41k about the MA average |
$523,100±$47k 7% below MA |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $1,321±$424 25% below MA |
$948±$599Lowest 46% below MA |
$1,190±$401 32% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$8,376 40% above MA |
$6,763Lowest 13% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 72.5%±51.5Highest MA: 51.8% |
52.8%±31 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% |
3.2% MA: 10% |
5.8%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.4% MA: 62.5% |
86.7% MA: 62.5% |
89.7%Highest MA: 62.5% |
85.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1975 11 yrs newer than MA |
1981Highest 17 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 |
35 minHighest 22% above MA |
30 minLowest about the MA average |
32 min 9% above MA |
| Work from home | 44.8%±6.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
22.7%±4.1Lowest 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 | #46 of 282 in MA | #105 of 282 in MA | #145 of 282 in MA |
| School district | Harvard | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Sutton | Nashoba |
| High school in town | The Bromfield High School | Blackstone Valley | Sutton High School | None in town |
| Students per teacherat that high school | 11.0Lowest |
11.2 |
12.6Highest |
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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.