Compare towns
Lancaster vs Mashpee vs Sutton 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%).
Mashpee has grown the fastest since 2010 (+7.5%).
Sutton has the most homeowners (89.7%).
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 | Mashpee | Sutton | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
15,384Highest |
9,452 |
8,189Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+7.5%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+6.1% MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
55.9±1.8Highest 40% above MA |
44.3±2.5 11% above MA |
46.4±4.8 16% above MA |
| Kids under 18 | 19.2%±4 MA: 19.4% |
14.7%±2.3Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
| 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 MA: 17.9% |
33.1%±2.9Highest MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
20.7%±4.9 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 50.3% MA: 47.3% |
44.3%Lowest MA: 47.3% |
52.8% MA: 47.3% |
53.5%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
4.5%±1.4Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Mashpee 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 30% above MA |
$95,299±$13kLowest 8% below MA |
$147,125±$25k 42% above MA |
$155,508±$33kHighest 50% above MA |
| 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±$60kLowest 8% below MA |
$562,200±$29k about the MA average |
$523,100±$47k 7% below MA |
$576,700±$41kHighest about the MA average |
| Upton and Mashpee 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 |
$1,776±$330 about the MA average |
$1,190±$401 32% below MA |
$948±$599Lowest 46% below MA |
| Lancaster and Mashpee 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 |
$3,762Lowest 37% below MA |
$6,763 13% above MA |
$8,376Highest 40% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
44.7%±14.5Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
52.8%±31 MA: 51.8% |
| 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 MA: 10% |
5.5% MA: 10% |
5.8%Highest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
81.9%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
86.7% MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1988Highest 24 yrs newer than MA |
1981 17 yrs newer than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
27 minLowest 6% below MA |
30 min about the MA average |
35 minHighest 22% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
14.5%±3Lowest MA: 18.6% |
22.7%±4.1 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 | #100 of 282 in MA | #105 of 282 in MA | #46 of 282 in MA |
| School district | Nashoba | Mashpee | Sutton | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | None in town | Mashpee Middle-High School | Sutton High School | Blackstone Valley |
| Students per teacherat that high school | — | 9.6Lowest |
12.6Highest |
11.2 |
| 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.