Compare towns
Lancaster vs Berlin vs Sutton vs Harvard
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).
Berlin has grown the fastest since 2010 (+10.2%).
Sutton has the shortest commute (30 min average).
Harvard has the highest household income ($214k).
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 | Berlin | Sutton | Harvard |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
3,378Lowest |
9,452Highest |
6,927 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+10.2%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+5.1% MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
49.7±2.8Highest 24% above MA |
44.3±2.5 11% above MA |
44.1±4.7 10% above MA |
| Kids under 18 | 19.2%±4 MA: 19.4% |
13.4%±4.5Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
21.1%±4.5Highest MA: 19.4% |
| Harvard and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.9%±4.2 MA: 17.9% |
30.1%±5.9Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
16.3%±2.8Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 50.3% MA: 47.3% |
48.3%Lowest MA: 47.3% |
52.8% MA: 47.3% |
62%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
4.3%±2.5Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
3.8%±1.5 MA: 7.9% |
| Berlin 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±$27k 30% above MA |
$121,336±$12kLowest 17% above MA |
$147,125±$25k 42% above MA |
$213,996±$24kHighest 106% above MA |
| Home valuemedian, owner-occupied | $519,100±$60kLowest 8% below MA |
$616,600±$55k 10% above MA |
$523,100±$47k 7% below MA |
$833,600±$54kHighest 48% above MA |
| Rentmedian gross, monthly | $2,338±$539 33% above MA |
$2,420±$933Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
$1,321±$424 25% below MA |
| Berlin and Lancaster 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 |
$7,116 19% above MA |
$6,763Lowest 13% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
52.6%±19.7 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
72.5%±51.5Highest MA: 51.8% |
| Harvard and Lancaster 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% |
5% MA: 10% |
5.8%Highest MA: 10% |
4.5% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
77.3%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
89.4% MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1992Highest 28 yrs newer than MA |
1981 17 yrs newer than MA |
1975 11 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
34 minHighest 17% above MA |
30 minLowest about the MA average |
32 min 9% above MA |
| Work from home | 33.6%±9.1 MA: 18.6% |
29.1%±6.8 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
44.8%±6.1Highest MA: 18.6% |
| Harvard 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 | #61 of 282 in MA | #105 of 282 in MA | #12 of 282 in MA |
| School district | Nashoba | Berlin-Boylston | Sutton | Harvard |
| High school in town | None in town | None in town | Sutton High School | The Bromfield High School |
| Students per teacherat that high school | — | — | 12.6Highest |
11.0Lowest |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | 12 photos → |
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.