Compare towns
Hull vs Needham vs Stoneham vs Mashpee
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).
Needham has the highest household income ($214k).
Stoneham has the most renters (29% rent).
Mashpee has the most affordable homes ($562k median).
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 | Stoneham | Mashpee |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 10,138Lowest |
32,459Highest |
23,355 |
15,384 |
| Growth since 20102010 → 2020 census | -2.1%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+8.4% MA: +7.4% |
+7.5% MA: +7.4% |
| Median age | 56.1±1.8Highest 40% above MA |
43.1±1.6 8% above MA |
42.2±2.2Lowest 6% above MA |
55.9±1.8 40% above MA |
| Hull and Mashpee 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% |
20.8%±2.5 MA: 19.4% |
14.7%±2.3 MA: 19.4% |
| Age 65+ | 26.1%±3.1 MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
20.4%±2.2 MA: 17.9% |
33.1%±2.9Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 50.4% MA: 47.3% |
81.9%Highest MA: 47.3% |
55.9% MA: 47.3% |
44.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.2%±2.2Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
4.7%±1.4 MA: 7.9% |
4.5%±1.4 MA: 7.9% |
| Needham and Stoneham 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 |
$113,964±$10k 10% above MA |
$95,299±$13kLowest 8% below MA |
| Home valuemedian, owner-occupied | $646,000±$38k 15% above MA |
$1,188,500±$43kHighest 111% above MA |
$671,900±$26k 20% above MA |
$562,200±$29kLowest about the MA average |
| Rentmedian gross, monthly | $2,081±$187 18% above MA |
$2,409±$183Highest 37% above MA |
$2,035±$142 15% above MA |
$1,776±$330Lowest about the MA average |
| 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 |
$6,523 9% above MA |
$3,762Lowest 37% below MA |
| Renters paying 30%+of income on rent | 52.8%±14 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
44.7%±14.5 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%Highest MA: 10% |
3.7%Lowest MA: 10% |
5.4% MA: 10% |
5.5% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 79.6% MA: 62.5% |
83.1%Highest MA: 62.5% |
71%Lowest MA: 62.5% |
81.9% MA: 62.5% |
| Typical home builtmedian year | 1946Lowest 18 yrs older than MA |
1965 1 yr newer than MA |
1964 same as MA |
1988Highest 24 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 33 minHighest 14% above MA |
28 min 5% below MA |
28 min 4% below MA |
27 minLowest 6% below MA |
| Work from home | 19.7%±4.3 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
24.6%±3.6 MA: 18.6% |
14.5%±3Lowest MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #66 of 282 in MA | #19 of 282 in MA | #117 of 282 in MA | #100 of 282 in MA |
| School district | Hull | Needham | Stoneham | Mashpee |
| High school in town | Hull High | Needham High | Stoneham High | Mashpee Middle-High School |
| Students per teacherat that high school | 8.8Lowest |
11.9Highest |
10.7 |
9.6 |
| 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.