Compare towns
Hull vs Needham vs Brewster
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Hull has the most affordable homes ($646k median).
Needham has grown the fastest since 2010 (+11.1%).
Brewster has the shortest commute (21 min average).
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 | Hull | Needham | Brewster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 10,138Lowest |
32,459Highest |
10,420 |
| Growth since 20102010 → 2020 census | -2.1%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+5.1% MA: +7.4% |
| Median age | 56.1±1.8 40% above MA |
43.1±1.6Lowest 8% above MA |
59.6±4.7Highest 49% above MA |
| Brewster and Hull are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 11.4%±2.2Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
13.1%±3.2 MA: 19.4% |
| Age 65+ | 26.1%±3.1 MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
38.6%±4.3Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 50.4%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
55.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.2%±2.2 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
2.7%±1.3Lowest MA: 7.9% |
| Needham and Hull are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $115,485±$14k 11% above MA |
$214,308±$13kHighest 106% above MA |
$103,317±$16kLowest about the MA average |
| Home valuemedian, owner-occupied | $646,000±$38kLowest 15% above MA |
$1,188,500±$43kHighest 111% above MA |
$707,700±$51k 26% above MA |
| Rentmedian gross, monthly | $2,081±$187 18% above MA |
$2,409±$183Highest 37% above MA |
$1,589±$465Lowest 10% below MA |
| Needham and Hull are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,089 about the MA average |
$10,000+Highest at least 67% above MA |
$4,397Lowest 27% below MA |
| Renters paying 30%+of income on rent | 52.8%±14Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
61.2%±23.7Highest MA: 51.8% |
| Brewster and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 5.8% MA: 10% |
3.7%Lowest MA: 10% |
6.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 79.6%Lowest MA: 62.5% |
83.1% MA: 62.5% |
85%Highest MA: 62.5% |
| Typical home builtmedian year | 1946Lowest 18 yrs older than MA |
1965 1 yr newer than MA |
1983Highest 19 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
28 min 5% below MA |
21 minLowest 28% below MA |
| Work from home | 19.7%±4.3Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
20.3%±5.3 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #66 of 282 in MA | #19 of 282 in MA | #160 of 282 in MA |
| School district | — | Needham | Brewster |
| High school in town | — | Needham High | None in town |
| Students per teacherat that high school | — | 11.9 |
— |
| On TownTapestry | |||
| Old photos in History | 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.