Compare towns
Lancaster vs Mansfield 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%).
Mansfield has the youngest population (median age 21.2).
Upton has the most kids (23.2% under 18).
Mansfield is a college town. 57% of residents are enrolled in college, which pulls its median age, poverty rate and renter figures away from what a year-round family would see.
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 | Mansfield | Upton | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
25,358Highest |
8,189Lowest |
11,663 |
| 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. |
21.2±0.2Lowest 46% below U.S. |
46.4±4.8Highest 19% above U.S. |
42.4±3.3 9% above U.S. |
| 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%±4 U.S.: 22% |
9.2%±1.6Lowest 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% |
11%±1.5Lowest U.S.: 17.2% |
20.7%±4.9Highest U.S.: 17.2% |
18.2%±2.3 U.S.: 17.2% |
| 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% U.S.: 35.7% |
57.9%Highest U.S.: 35.7% |
53.5% U.S.: 35.7% |
43.8%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8 U.S.: 6.4% |
57%±2.5Highest U.S.: 6.4% |
2.4%±1.3Lowest U.S.: 6.4% |
5.7%±2.3 U.S.: 6.4% |
| Cost of living | ||||
| Household incomemedian | $134,833±$27k 67% above U.S. |
$72,393±$12kLowest 10% below 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. |
$335,400±$20kLowest about the U.S. average |
$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. |
$1,602±$104 13% above U.S. |
$948±$599Lowest 33% below U.S. |
$1,295±$238 8% below U.S. |
| Property taxmedian, yearly | $7,235 132% above U.S. |
$5,727Lowest 84% above U.S. |
$8,376Highest 169% above U.S. |
$6,698 115% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7 U.S.: 51.1% |
76%±9.6Highest U.S.: 51.1% |
52.8%±31 U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
| Mansfield 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% |
21.6%Highest U.S.: 12.5% |
3.2% U.S.: 12.5% |
8% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
57.3%Lowest U.S.: 65.2% |
86.7%Highest U.S.: 65.2% |
84.3% U.S.: 65.2% |
| Typical home builtmedian year | 1971Lowest 9 yrs older than U.S. |
1976 4 yrs older than 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. |
21 minLowest 22% below 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% |
28.3%±3.3 U.S.: 15.1% |
22.8%±5.3 U.S.: 15.1% |
18.1%±2.7Lowest U.S.: 15.1% |
| Lancaster and Mansfield 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 | #45 of 149 in CT | #46 of 282 in MA | #153 of 282 in MA |
| School district | Nashoba | Regional School District 19 · Mansfield School District | Blackstone Valley Regional Vocational Technical · Mendon-Upton | North Middlesex |
| High school in town | None in town | E. O. Smith High School | Blackstone Valley | None in town |
| Students per teacherat that high school | — | 11.8Highest |
11.2Lowest |
— |
| 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.