Compare towns
Lancaster vs Hampton vs Upton vs Pepperell
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%).
Hampton has the most affordable homes ($296k median).
Upton has the most kids (23.2% under 18).
Pepperell has the youngest population (median age 42.4).
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 | Hampton | Upton | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
1,647Lowest |
8,189 |
11,663Highest |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
— | +6.1%Highest U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
| Median age | 43.1±4.9 11% above U.S. |
51.5±5.3Highest 32% above U.S. |
46.4±4.8 19% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Hampton and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.2%±4Lowest U.S.: 22% |
19.7%±5.3 U.S.: 22% |
23.2%±4.5Highest U.S.: 22% |
20.1%±3.3 U.S.: 22% |
| Upton 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% |
26.1%±2.1Highest U.S.: 17.2% |
20.7%±4.9 U.S.: 17.2% |
18.2%±2.3Lowest U.S.: 17.2% |
| Hampton 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% |
29.9%Lowest U.S.: 35.7% |
53.5%Highest U.S.: 35.7% |
43.8% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8 U.S.: 6.4% |
1.9%±1.1Lowest U.S.: 6.4% |
2.4%±1.3 U.S.: 6.4% |
5.7%±2.3Highest U.S.: 6.4% |
| Pepperell and Lancaster 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. |
$109,167±$19kLowest 35% above U.S. |
$155,508±$33kHighest 93% above U.S. |
$124,073±$12k 54% above U.S. |
| 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 56% above U.S. |
$295,800±$27kLowest 11% below U.S. |
$576,700±$41kHighest 73% above U.S. |
$482,100±$14k 45% above U.S. |
| Upton 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. |
$1,285±$288 9% below U.S. |
$948±$599Lowest 33% below U.S. |
$1,295±$238 8% below U.S. |
| Property taxmedian, yearly | $7,235 132% above U.S. |
$4,364Lowest 40% above U.S. |
$8,376Highest 169% above U.S. |
$6,698 115% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest U.S.: 51.1% |
52.5%±51.5 U.S.: 51.1% |
52.8%±31 U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
| Lancaster and Upton 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% |
5.7% U.S.: 12.5% |
3.2% U.S.: 12.5% |
8%Highest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
90%Highest U.S.: 65.2% |
86.7% U.S.: 65.2% |
84.3%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1971Lowest 9 yrs older than U.S. |
1980 same as U.S. |
1981Highest 1 yr newer than U.S. |
1981Highest 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
29 minLowest 10% above U.S. |
35 minHighest 34% above U.S. |
34 min 28% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
17.7%±5.1Lowest U.S.: 15.1% |
22.8%±5.3 U.S.: 15.1% |
18.1%±2.7 U.S.: 15.1% |
| 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 | — | #46 of 282 in MA | #153 of 282 in MA |
| School district | Nashoba | Hampton School District | Blackstone Valley Regional Vocational Technical · Mendon-Upton | North Middlesex |
| High school in town | None in town | None in town | Blackstone Valley | None in town |
| Students per teacherat that high school | — | — | 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.