Compare towns
Hingham vs Lancaster 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
Hingham has the oldest population (median age 48.4).
Lancaster has the most people working from home (33.6%).
Needham has the highest household income ($214k).
Sutton has the most homeowners (89.7%).
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 | Hingham | Lancaster | Needham | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 24,283 |
8,606Lowest |
32,459Highest |
9,452 |
| Growth since 20102010 → 2020 census | +9.6% MA: +7.4% |
+4.8% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 48.4±2.4Highest 21% above MA |
43.1±4.9Lowest 8% above MA |
43.1±1.6Lowest 8% above MA |
44.3±2.5 11% above MA |
| Hingham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 23.4%±2.1 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Needham and Hingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 26%±2.6Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Hingham and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 76.2% MA: 47.3% |
50.3%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
52.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 2.9%±0.9Lowest MA: 7.9% |
3%±1.8 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 | $178,390±$15k 72% above MA |
$134,833±$27kLowest 30% above MA |
$214,308±$13kHighest 106% above MA |
$147,125±$25k 42% above MA |
| Home valuemedian, owner-occupied | $1,134,200±$47k 102% above MA |
$519,100±$60kLowest 8% below MA |
$1,188,500±$43kHighest 111% above MA |
$523,100±$47k 7% below MA |
| Needham and Hingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $2,465±$603Highest 40% above MA |
$2,338±$539 33% above MA |
$2,409±$183 37% above MA |
$1,190±$401Lowest 32% below MA |
| Hingham and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$7,235 21% above MA |
$10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
| Renters paying 30%+of income on rent | 60.3%±12 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
| Lancaster and Hingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.3% MA: 10% |
1.4%Lowest MA: 10% |
3.7% MA: 10% |
5.8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 80.7%Lowest MA: 62.5% |
85.1% MA: 62.5% |
83.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1976 12 yrs newer than MA |
1971 7 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 36 minHighest 24% above MA |
32 min 9% above MA |
28 minLowest 5% below MA |
30 min about the MA average |
| Work from home | 33.1%±3.3 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
| Lancaster and Hingham 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 | #14 of 282 in MA | #145 of 282 in MA | #19 of 282 in MA | #105 of 282 in MA |
| School district | Hingham | Nashoba | Needham | Sutton |
| High school in town | Hingham High | None in town | Needham High | Sutton High School |
| Students per teacherat that high school | 12.9Highest |
— | 11.9Lowest |
12.6 |
| 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.