Compare towns
Lancaster vs Concord 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 most affordable homes ($519k median).
Concord has the most expensive homes ($1210k median).
Upton has grown the fastest since 2010 (+6.1%).
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 | Concord | Upton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606 |
18,223Highest |
8,189Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+4.7%Lowest MA: +7.4% |
+6.1%Highest MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
47.6±2Highest 19% above MA |
46.4±4.8 16% above MA |
| Concord and Upton 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% |
23.6%±2.6Highest MA: 19.4% |
23.2%±4.5 MA: 19.4% |
| Concord and Upton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19.9%±4.2Lowest MA: 17.9% |
23.7%±2.9Highest MA: 17.9% |
20.7%±4.9 MA: 17.9% |
| Concord and Upton 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% |
79.4%Highest MA: 47.3% |
53.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
5.5%±1.7Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Concord and Lancaster 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 |
$195,350±$22kHighest 88% above MA |
$155,508±$33k 50% above MA |
| Concord 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 |
$1,210,000±$72kHighest 115% above MA |
$576,700±$41k about the MA average |
| Rentmedian gross, monthly | $2,338±$539 33% above MA |
$2,631±$166Highest 49% above MA |
$948±$599Lowest 46% below MA |
| Concord and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $7,235Lowest 21% above MA |
$10,000+Highest at least 67% above MA |
$8,376 40% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
53.2%±10.5 MA: 51.8% |
52.8%±31Lowest MA: 51.8% |
| Lancaster and Concord 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% |
3.7%Highest MA: 10% |
3.2% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
75.7%Lowest MA: 62.5% |
86.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1969Lowest 5 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 32 minLowest 9% above MA |
32 min 11% above MA |
35 minHighest 22% above MA |
| Work from home | 33.6%±9.1 MA: 18.6% |
36.1%±4.5Highest MA: 18.6% |
22.8%±5.3Lowest MA: 18.6% |
| Concord 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 | #10 of 282 in MA | #46 of 282 in MA |
| School district | Nashoba | Concord · Concord-Carlisle | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | None in town | Concord Carlisle High | Blackstone Valley |
| Students per teacherat that high school | — | 11.4Highest |
11.2Lowest |
| 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.