Compare towns
Lakeville vs Upton vs Pepperell
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%).
Upton has the most people working from home (22.8%).
Pepperell has the most affordable homes ($482k 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 | Lakeville | Upton | Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,944Highest |
8,189Lowest |
11,663 |
| Growth since 20102010 → 2020 census | +8.7%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 43.8±1.9 9% above MA |
46.4±4.8Highest 16% above MA |
42.4±3.3Lowest 6% above MA |
| Upton and Lakeville are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20.2%±2.7 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
20.1%±3.3Lowest MA: 19.4% |
| Upton and Lakeville 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% |
20.7%±4.9Highest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Upton 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% |
53.5%Highest MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 6.7%±1.8Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
5.7%±2.3 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 |
$155,508±$33kHighest 50% above MA |
$124,073±$12kLowest 19% above MA |
| Upton 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±$27k about the MA average |
$576,700±$41kHighest about the MA average |
$482,100±$14kLowest 14% below MA |
| Upton and Lakeville 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 |
$948±$599Lowest 46% below MA |
$1,295±$238 27% 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 |
$8,376Highest 40% above MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 57.5%±18.2Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
| Lakeville and Upton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4% MA: 10% |
3.2%Lowest MA: 10% |
8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.5%Lowest MA: 62.5% |
86.7%Highest MA: 62.5% |
84.3% 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 minLowest 14% above MA |
35 minHighest 22% above MA |
34 min 16% above MA |
| Work from home | 15.2%±5.1Lowest MA: 18.6% |
22.8%±5.3Highest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
| Upton 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 | #46 of 282 in MA | #153 of 282 in MA |
| School district | Freetown-Lakeville | Blackstone Valley Regional Vocational Technical · Mendon-Upton | North Middlesex |
| High school in town | Apponequet Regional High | Blackstone Valley | None in town |
| Students per teacherat that high school | 10.9Lowest |
11.2Highest |
— |
| On TownTapestry | |||
| Old photos in Our Story | 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.