Compare towns
Lancaster vs Epping vs Pepperell vs Mendon
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%).
Pepperell has the youngest population (median age 42.4).
Mendon has the most expensive homes ($616k 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 | Epping | Pepperell | Mendon |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
7,430 |
11,663Highest |
6,325Lowest |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
+6.7% U.S.: +7.4% |
| Median age | 43.1±4.9 11% above U.S. |
45.1±3.5Highest 16% above U.S. |
42.4±3.3Lowest 9% above U.S. |
44.1±4.4 13% above U.S. |
| Epping and Mendon 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% |
20.1%±3.3 U.S.: 22% |
22.8%±6.2Highest U.S.: 22% |
| Mendon and Pepperell 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% |
18.2%±2.3 U.S.: 17.2% |
14.7%±3.4Lowest 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%Highest U.S.: 35.7% |
37%Lowest U.S.: 35.7% |
43.8% U.S.: 35.7% |
46.9% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest U.S.: 6.4% |
5.1%±3.3 U.S.: 6.4% |
5.7%±2.3 U.S.: 6.4% |
6.8%±2.5Highest U.S.: 6.4% |
| Mendon and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $134,833±$27kHighest 67% above U.S. |
$104,220±$7kLowest 29% above U.S. |
$124,073±$12k 54% above U.S. |
$132,256±$33k 64% above U.S. |
| Lancaster and Mendon 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. |
$482,100±$14k 45% above U.S. |
$616,000±$37kHighest 85% above U.S. |
| Mendon and Lancaster 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. |
$1,742±$576 23% above U.S. |
$1,295±$238Lowest 8% below U.S. |
$1,840±$196 30% above 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. |
$6,698Lowest 115% above U.S. |
$7,213 131% 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% |
45.1%±16.1Lowest U.S.: 51.1% |
78.7%±26Highest 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% |
8%Highest U.S.: 12.5% |
7.1% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
86.3% U.S.: 65.2% |
84.3%Lowest U.S.: 65.2% |
86.9%Highest U.S.: 65.2% |
| Typical home builtmedian year | 1971Lowest 9 yrs older than U.S. |
1989Highest 9 yrs newer than U.S. |
1981 1 yr newer than U.S. |
1985 5 yrs newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
32 min 22% above U.S. |
34 minHighest 28% above U.S. |
30 minLowest 14% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
24%±6.9 U.S.: 15.1% |
18.1%±2.7 U.S.: 15.1% |
15.1%±5.7Lowest 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 | #153 of 282 in MA | #210 of 282 in MA |
| School district | Nashoba | Epping School District | North Middlesex | Mendon-Upton |
| High school in town | None in town | Epping High School | None in town | None in town |
| Students per teacherat that high school | — | 9.3 |
— | — |
| 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.