Compare towns
Lancaster vs Mason 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%).
Mason has the most kids (28.8% under 18).
Upton has grown the fastest since 2010 (+6.1%).
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 | Mason | Upton | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
1,451Lowest |
8,189 |
11,663Highest |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
+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. |
43.7±2.3 12% above U.S. |
46.4±4.8Highest 19% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Upton and Mason 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% |
28.8%±6.3Highest U.S.: 22% |
23.2%±4.5 U.S.: 22% |
20.1%±3.3 U.S.: 22% |
| Mason and Upton 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% |
15.6%±2.1Lowest 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% |
39.5%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% |
1.8%±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. |
$111,090±$3kLowest 38% 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. |
$384,000±$21kLowest 15% above 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±$539 65% above U.S. |
$2,530±$852Highest 79% above U.S. |
$948±$599Lowest 33% below U.S. |
$1,295±$238 8% below U.S. |
| Mason and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235 132% above U.S. |
$7,049 126% above U.S. |
$8,376Highest 169% above U.S. |
$6,698Lowest 115% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7 U.S.: 51.1% |
87.2%±42.4Highest U.S.: 51.1% |
52.8%±31 U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
| Mason 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% |
4.7% 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% |
90.7%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. |
1988Highest 8 yrs newer than U.S. |
1981 1 yr newer than U.S. |
1981 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 minLowest 20% above U.S. |
41 minHighest 55% above U.S. |
35 min 34% above U.S. |
34 min 28% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
20.7%±4.5 U.S.: 15.1% |
22.8%±5.3 U.S.: 15.1% |
18.1%±2.7Lowest 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 | Mason 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.