Compare towns
Hull vs Lenox vs Needham
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 oldest housing (typical home built 1946).
Lenox has the most affordable homes ($467k median).
Needham has grown the fastest since 2010 (+11.1%).
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 | Hull | Lenox | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 10,138 |
5,079Lowest |
32,459Highest |
| Growth since 20102010 → 2020 census | -2.1%Lowest MA: +7.4% |
+1.4% MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 56.1±1.8 40% above MA |
60.1±4.3Highest 50% above MA |
43.1±1.6Lowest 8% above MA |
| Lenox 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% |
13.3%±4.1 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Age 65+ | 26.1%±3.1 MA: 17.9% |
40.1%±7.8Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 50.4%Lowest MA: 47.3% |
52.7% MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.2%±2.2Lowest MA: 7.9% |
4.5%±2.8 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
| Needham and Lenox 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 |
$106,080±$31kLowest about the MA average |
$214,308±$13kHighest 106% above MA |
| Home valuemedian, owner-occupied | $646,000±$38k 15% above MA |
$466,700±$43kLowest 17% below MA |
$1,188,500±$43kHighest 111% above MA |
| Rentmedian gross, monthly | $2,081±$187 18% above MA |
$1,091±$238Lowest 38% below MA |
$2,409±$183Highest 37% above 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 |
$5,299Lowest 12% below MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 52.8%±14 MA: 51.8% |
47.2%±18.8Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Hull are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 5.8% MA: 10% |
8.5%Highest MA: 10% |
3.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 79.6% MA: 62.5% |
71.4%Lowest MA: 62.5% |
83.1%Highest MA: 62.5% |
| Typical home builtmedian year | 1946Lowest 18 yrs older than MA |
1966Highest 2 yrs newer than MA |
1965 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
23 minLowest 22% below MA |
28 min 5% below MA |
| Work from home | 19.7%±4.3 MA: 18.6% |
18.3%±8.8Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #66 of 282 in MA | #90 of 282 in MA | #19 of 282 in MA |
| School district | Hull | Lenox | Needham |
| High school in town | Hull High | Lenox Memorial High | Needham High |
| Students per teacherat that high school | 8.8 |
7.6Lowest |
11.9Highest |
| 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.