Compare towns
Lancaster vs Everett vs Fall River 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 people working from home (33.6%).
Everett has grown the fastest since 2010 (+17.8%).
Fall River has the most affordable homes ($396k median).
Upton has the highest household income ($156k).
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 | Everett | Fall River | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
50,045 |
94,082Highest |
8,189Lowest |
| Growth since 20102010 → 2020 census | +4.8%Lowest MA: +7.4% |
+17.8%Highest MA: +7.4% |
+5.8% MA: +7.4% |
+6.1% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
35.2±1.5Lowest 12% below MA |
39.3±1.2 about the MA average |
46.4±4.8Highest 16% above MA |
| Upton and Lancaster 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% |
21.8%±2.1 MA: 19.4% |
19.9%±1.2 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
| Upton and Everett are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.9%±4.2 MA: 17.9% |
11.3%±1.1Lowest MA: 17.9% |
16.1%±0.9 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
| Upton 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% MA: 47.3% |
24.9% MA: 47.3% |
16.4%Lowest MA: 47.3% |
53.5%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
6.3%±0.9Highest MA: 7.9% |
4.1%±0.6 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $134,833±$27k 30% above MA |
$85,218±$7k 18% below MA |
$56,673±$3kLowest 45% below MA |
$155,508±$33kHighest 50% above MA |
| Upton 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 8% below MA |
$610,000±$23kHighest 9% above MA |
$395,500±$11kLowest 30% below MA |
$576,700±$41k about the MA average |
| Everett and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$2,076±$69 18% above MA |
$1,155±$27 34% below MA |
$948±$599Lowest 46% below MA |
| Lancaster and Everett are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235 21% above MA |
$4,880 19% below MA |
$3,953Lowest 34% below MA |
$8,376Highest 40% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
56.4%±5.8 MA: 51.8% |
52.5%±3.3Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
| Lancaster and Everett 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% |
14.7% MA: 10% |
19.6%Highest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
37.2% MA: 62.5% |
35.3%Lowest MA: 62.5% |
86.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1938Lowest 26 yrs older than MA |
1945 19 yrs older than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
35 min 20% above MA |
26 minLowest 11% below MA |
35 minHighest 22% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
10.5%±2 MA: 18.6% |
7.1%±1.2Lowest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
| Lancaster and Upton 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 | #264 of 282 in MA | #262 of 282 in MA | #46 of 282 in MA |
| School district | Nashoba | Everett | Fall River · Greater Fall River Regional Vocational Technical | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | None in town | Everett High | B M C Durfee High | Blackstone Valley |
| Students per teacherat that high school | — | 12.1Highest |
11.3 |
11.2Lowest |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.