Compare towns
Lancaster vs Epping vs Sutton vs Upton
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%).
Sutton has the shortest commute (30 min average).
Upton has the most kids (23.2% under 18).
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 | Sutton | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
7,430Lowest |
9,452Highest |
8,189 |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+4.4%Lowest U.S.: +7.4% |
+6.1% U.S.: +7.4% |
| Median age | 43.1±4.9Lowest 11% above U.S. |
45.1±3.5 16% above U.S. |
44.3±2.5 14% above U.S. |
46.4±4.8Highest 19% above U.S. |
| Upton and Epping 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% |
19.6%±3.3 U.S.: 22% |
23.2%±4.5Highest U.S.: 22% |
| Upton 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% |
18.8%±3.2Lowest U.S.: 17.2% |
20.7%±4.9 U.S.: 17.2% |
| Epping 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% U.S.: 35.7% |
37%Lowest U.S.: 35.7% |
52.8% U.S.: 35.7% |
53.5%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8 U.S.: 6.4% |
5.1%±3.3Highest U.S.: 6.4% |
3.9%±1.8 U.S.: 6.4% |
2.4%±1.3Lowest U.S.: 6.4% |
| Epping 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 67% above U.S. |
$104,220±$7kLowest 29% above U.S. |
$147,125±$25k 82% above U.S. |
$155,508±$33kHighest 93% above U.S. |
| Upton and Sutton 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. |
$523,100±$47k 57% above U.S. |
$576,700±$41kHighest 73% above U.S. |
| Upton 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. |
$1,742±$576 23% above U.S. |
$1,190±$401 16% below U.S. |
$948±$599Lowest 33% below U.S. |
| Lancaster and Epping are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235 132% above U.S. |
$6,936 122% above U.S. |
$6,763Lowest 117% above U.S. |
$8,376Highest 169% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest U.S.: 51.1% |
67.8%±25.9 U.S.: 51.1% |
47.5%±24.4Lowest U.S.: 51.1% |
52.8%±31 U.S.: 51.1% |
| Lancaster and Epping 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% |
5.8%Highest U.S.: 12.5% |
3.2% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1%Lowest U.S.: 65.2% |
86.3% U.S.: 65.2% |
89.7%Highest U.S.: 65.2% |
86.7% 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. |
1981 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
32 min 22% above U.S. |
30 minLowest 12% above U.S. |
35 minHighest 34% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
24%±6.9 U.S.: 15.1% |
22.7%±4.1Lowest U.S.: 15.1% |
22.8%±5.3 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 | #105 of 282 in MA | #46 of 282 in MA |
| School district | Nashoba | Epping School District | Sutton | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | None in town | Epping High School | Sutton High School | Blackstone Valley |
| Students per teacherat that high school | — | 9.3Lowest |
12.6Highest |
11.2 |
| 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.