Compare towns
Lancaster vs Acton vs Sutton vs Upton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lancaster has the youngest population (median age 43.1).
Acton has grown the fastest since 2010 (+9.6%).
Sutton has the shortest commute (30 min average).
Upton has the oldest population (median age 46.4).
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 | Lancaster | Acton | Sutton | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
24,155Highest |
9,452 |
8,189Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+9.6%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+6.1% MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
44.5±0.8 11% above MA |
44.3±2.5 11% above MA |
46.4±4.8Highest 16% above MA |
| Upton and Acton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.2%±4Lowest MA: 19.4% |
23.2%±2.5Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
| Age 65+ | 19.9%±4.2 MA: 17.9% |
17.6%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 50.3%Lowest MA: 47.3% |
79.5%Highest MA: 47.3% |
52.8% MA: 47.3% |
53.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
4.9%±1.2Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Acton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $134,833±$27kLowest 30% above MA |
$158,230±$14kHighest 52% above MA |
$147,125±$25k 42% above MA |
$155,508±$33k 50% above MA |
| Acton and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $519,100±$60kLowest 8% below MA |
$807,300±$20kHighest 44% above MA |
$523,100±$47k 7% below MA |
$576,700±$41k about the MA average |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$1,986±$155 13% above MA |
$1,190±$401 32% below MA |
$948±$599Lowest 46% below MA |
| Lancaster and Acton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235 21% above MA |
$10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
$8,376 40% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
47.7%±11.3 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
| Lancaster and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 1.4%Lowest MA: 10% |
3.4% MA: 10% |
5.8%Highest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
74.9%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
86.7% MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1974 10 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
35 min 19% above MA |
30 minLowest about the MA average |
35 minHighest 22% above MA |
| Work from home | 33.6%±9.1 MA: 18.6% |
35.9%±4.6Highest MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
| Acton and Lancaster 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 | #145 of 282 in MA | #13 of 282 in MA | #105 of 282 in MA | #46 of 282 in MA |
| School district | Nashoba | Acton-Boxborough | Sutton | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | None in town | Acton-Boxborough Regional High | Sutton High School | Blackstone Valley |
| Students per teacherat that high school | — | 13.5Highest |
12.6 |
11.2Lowest |
| 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.