Compare towns
Lakeville vs Pepperell vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lakeville has grown the fastest since 2010 (+8.7%).
Pepperell has the most affordable homes ($482k median).
Sutton has the most people working from home (22.7%).
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 | Lakeville | Pepperell | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,944Highest |
11,663 |
9,452Lowest |
| Growth since 20102010 → 2020 census | +8.7%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 43.8±1.9 9% above MA |
42.4±3.3Lowest 6% above MA |
44.3±2.5Highest 11% above MA |
| Sutton and Lakeville are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20.2%±2.7Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
| Lakeville and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 16.3%±2.1Lowest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
18.8%±3.2Highest MA: 17.9% |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 38.6%Lowest MA: 47.3% |
43.8% MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Lakeville and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $133,984±$11k 29% above MA |
$124,073±$12kLowest 19% above MA |
$147,125±$25kHighest 42% above MA |
| Sutton and Lakeville are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $565,900±$27kHighest about the MA average |
$482,100±$14kLowest 14% below MA |
$523,100±$47k 7% below MA |
| Lakeville and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,884±$466Highest 7% above MA |
$1,295±$238 27% below MA |
$1,190±$401Lowest 32% below MA |
| Lakeville and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $5,536Lowest 8% below MA |
$6,698 12% above MA |
$6,763Highest 13% above MA |
| Renters paying 30%+of income on rent | 57.5%±18.2Highest MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
| Lakeville and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4%Lowest MA: 10% |
8%Highest MA: 10% |
5.8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.5%Lowest MA: 62.5% |
84.3% MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1984Highest 20 yrs newer than MA |
1981Lowest 17 yrs newer than MA |
1981Lowest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 33 min 14% above MA |
34 minHighest 16% above MA |
30 minLowest about the MA average |
| Work from home | 15.2%±5.1Lowest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
| Sutton and Pepperell 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 | #96 of 282 in MA | #153 of 282 in MA | #105 of 282 in MA |
| School district | Freetown-Lakeville | North Middlesex | Sutton |
| High school in town | Apponequet Regional High | None in town | Sutton High School |
| Students per teacherat that high school | 10.9Lowest |
— | 12.6Highest |
| 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.