Compare towns
Lancaster vs Cornwall vs Sutton vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Lancaster has the most people working from home (33.6%).
Cornwall has the oldest population (median age 53.9).
Sutton has the highest household income ($147k).
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 | Lancaster | Cornwall | Sutton | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
1,425Lowest |
9,452 |
11,663Highest |
| Growth since 20102010 → 2020 census | +4.8%Highest U.S.: +7.4% |
— | +4.4% U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
| Median age | 43.1±4.9 11% above U.S. |
53.9±5.1Highest 39% above U.S. |
44.3±2.5 14% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Kids under 18 | 19.2%±4 U.S.: 22% |
14.9%±2.8Lowest U.S.: 22% |
19.6%±3.3 U.S.: 22% |
20.1%±3.3Highest U.S.: 22% |
| Pepperell 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 U.S.: 17.2% |
29.4%±2.5Highest U.S.: 17.2% |
18.8%±3.2 U.S.: 17.2% |
18.2%±2.3Lowest U.S.: 17.2% |
| Bachelor’s degree+adults 25+ | 50.3% U.S.: 35.7% |
59.1%Highest U.S.: 35.7% |
52.8% U.S.: 35.7% |
43.8%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest U.S.: 6.4% |
4.9%±3 U.S.: 6.4% |
3.9%±1.8 U.S.: 6.4% |
5.7%±2.3Highest U.S.: 6.4% |
| Pepperell and Cornwall 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 67% above U.S. |
$128,864±$34k 60% above U.S. |
$147,125±$25kHighest 82% above U.S. |
$124,073±$12kLowest 54% above U.S. |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $519,100±$60k 56% above U.S. |
$554,600±$106kHighest 67% above U.S. |
$523,100±$47k 57% above U.S. |
$482,100±$14kLowest 45% above U.S. |
| Cornwall and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $2,338±$539Highest 65% above U.S. |
$1,047±$121Lowest 26% below U.S. |
$1,190±$401 16% below U.S. |
$1,295±$238 8% below U.S. |
| Property taxmedian, yearly | $7,235Highest 132% above U.S. |
$5,792Lowest 86% above U.S. |
$6,763 117% above U.S. |
$6,698 115% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest U.S.: 51.1% |
46.8%±31.9 U.S.: 51.1% |
47.5%±24.4 U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 1.4%Lowest U.S.: 12.5% |
8.2%Highest U.S.: 12.5% |
5.8% U.S.: 12.5% |
8% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
87.3% U.S.: 65.2% |
89.7%Highest U.S.: 65.2% |
84.3%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1971 9 yrs older than U.S. |
1959Lowest 21 yrs older than U.S. |
1981Highest 1 yr newer than U.S. |
1981Highest 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
30 min 14% above U.S. |
30 minLowest 12% above U.S. |
34 minHighest 28% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
32.4%±13.6 U.S.: 15.1% |
22.7%±4.1 U.S.: 15.1% |
18.1%±2.7Lowest U.S.: 15.1% |
| Lancaster and Cornwall 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 | — | #105 of 282 in MA | #153 of 282 in MA |
| School district | Nashoba | Cornwall School District | Sutton | North Middlesex |
| High school in town | None in town | None in town | Sutton High School | None in town |
| Students per teacherat that high school | — | — | 12.6 |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.