Compare towns
Lancaster vs Everett vs Pepperell vs Sutton
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%).
Pepperell has the most affordable homes ($482k 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 | Everett | Pepperell | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606Lowest |
50,045Highest |
11,663 |
9,452 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+17.8%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
35.2±1.5Lowest 12% below MA |
42.4±3.3 6% above MA |
44.3±2.5Highest 11% above MA |
| Sutton 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%±2.1Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Everett and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.9%±4.2Highest MA: 17.9% |
11.3%±1.1Lowest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Lancaster and Sutton 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%Lowest MA: 47.3% |
43.8% MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
6.3%±0.9Highest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Everett 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±$27k 30% above MA |
$85,218±$7kLowest 18% below MA |
$124,073±$12k 19% above MA |
$147,125±$25kHighest 42% above MA |
| 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 8% below MA |
$610,000±$23kHighest 9% above MA |
$482,100±$14kLowest 14% below MA |
$523,100±$47k 7% below MA |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$2,076±$69 18% above MA |
$1,295±$238 27% below MA |
$1,190±$401Lowest 32% 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 | $7,235Highest 21% above MA |
$4,880Lowest 19% below MA |
$6,698 12% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
56.4%±5.8 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
47.5%±24.4 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%Highest MA: 10% |
8% MA: 10% |
5.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
37.2%Lowest MA: 62.5% |
84.3% MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1938Lowest 26 yrs older than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
35 minHighest 20% above MA |
34 min 16% above MA |
30 minLowest about the MA average |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
10.5%±2Lowest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| Lancaster and Sutton 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 | #153 of 282 in MA | #105 of 282 in MA |
| School district | Nashoba | Everett | North Middlesex | Sutton |
| High school in town | None in town | Everett High | None in town | Sutton High School |
| Students per teacherat that high school | — | 12.1Lowest |
— | 12.6Highest |
| 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.