Compare towns
Lancaster vs Epping vs Mendon vs Sutton
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%).
Epping has grown the fastest since 2010 (+11.1%).
Mendon has the most expensive homes ($616k median).
Sutton has the highest household income ($147k).
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 | Epping | Mendon | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
7,430 |
6,325Lowest |
9,452Highest |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+6.7% U.S.: +7.4% |
+4.4%Lowest U.S.: +7.4% |
| Median age | 43.1±4.9Lowest 11% above U.S. |
45.1±3.5Highest 16% above U.S. |
44.1±4.4 13% above U.S. |
44.3±2.5 14% above U.S. |
| Epping and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.2%±4 U.S.: 22% |
18.7%±4.8Lowest U.S.: 22% |
22.8%±6.2Highest U.S.: 22% |
19.6%±3.3 U.S.: 22% |
| Mendon 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% |
22.6%±5.2Highest U.S.: 17.2% |
14.7%±3.4Lowest U.S.: 17.2% |
18.8%±3.2 U.S.: 17.2% |
| Epping 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% U.S.: 35.7% |
37%Lowest U.S.: 35.7% |
46.9% U.S.: 35.7% |
52.8%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest U.S.: 6.4% |
5.1%±3.3 U.S.: 6.4% |
6.8%±2.5Highest U.S.: 6.4% |
3.9%±1.8 U.S.: 6.4% |
| Mendon and Epping 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. |
$104,220±$7kLowest 29% above U.S. |
$132,256±$33k 64% above U.S. |
$147,125±$25kHighest 82% 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. |
$436,900±$35kLowest 31% above U.S. |
$616,000±$37kHighest 85% above U.S. |
$523,100±$47k 57% above U.S. |
| Rentmedian gross, monthly | $2,338±$539Highest 65% above U.S. |
$1,742±$576 23% above U.S. |
$1,840±$196 30% above U.S. |
$1,190±$401Lowest 16% below U.S. |
| Lancaster and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235Highest 132% above U.S. |
$6,936 122% above U.S. |
$7,213 131% above U.S. |
$6,763Lowest 117% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7 U.S.: 51.1% |
67.8%±25.9 U.S.: 51.1% |
78.7%±26Highest U.S.: 51.1% |
47.5%±24.4Lowest U.S.: 51.1% |
| Mendon 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 U.S.: 12.5% |
4.7% U.S.: 12.5% |
7.1%Highest U.S.: 12.5% |
5.8% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1%Lowest U.S.: 65.2% |
86.3% U.S.: 65.2% |
86.9% U.S.: 65.2% |
89.7%Highest U.S.: 65.2% |
| Typical home builtmedian year | 1971Lowest 9 yrs older than U.S. |
1989Highest 9 yrs newer than U.S. |
1985 5 yrs newer than U.S. |
1981 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
32 minHighest 22% above U.S. |
30 min 14% above U.S. |
30 minLowest 12% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
24%±6.9 U.S.: 15.1% |
15.1%±5.7Lowest U.S.: 15.1% |
22.7%±4.1 U.S.: 15.1% |
| Lancaster and Epping 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 | #77 of 120 in NH | #210 of 282 in MA | #105 of 282 in MA |
| School district | Nashoba | Epping School District | Mendon-Upton | Sutton |
| High school in town | None in town | Epping High School | None in town | Sutton High School |
| Students per teacherat that high school | — | 9.3Lowest |
— | 12.6Highest |
| 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.