Compare towns
Lancaster vs Mendon vs Devens 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%).
Mendon has grown the fastest since 2010 (+6.7%).
Devens has the highest household income ($189k).
Sutton has the most homeowners (89.7%).
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 | Mendon | Devens | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
6,325 |
1,723Lowest |
9,452Highest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+6.7%Highest MA: +7.4% |
-7.8%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
44.1±4.4 10% above MA |
48.6±4.3Highest 22% above MA |
44.3±2.5 11% above MA |
| Devens and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.2%±4 MA: 19.4% |
22.8%±6.2Highest MA: 19.4% |
5.5%±3.9Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Mendon and Sutton 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% |
14.7%±3.4 MA: 17.9% |
14%±5Lowest 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% |
46.9% MA: 47.3% |
21.9%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
6.8%±2.5Highest MA: 7.9% |
5.2%±4.2 MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Mendon and Devens 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 |
$132,256±$33kLowest 27% above MA |
$189,250±$63kHighest 82% above MA |
$147,125±$25k 42% above MA |
| Devens 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 |
$616,000±$37kHighest 10% above MA |
$556,800±$96k about the MA average |
$523,100±$47k 7% below MA |
| Mendon and Devens 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 |
$1,840±$196 4% above MA |
$1,500±$539 15% below MA |
$1,190±$401Lowest 32% below MA |
| Lancaster and Mendon 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 |
$7,213 20% above MA |
$5,556Lowest 7% below MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
78.7%±26 MA: 51.8% |
85.4%±64.7Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
| Devens and Mendon 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% |
7.1% MA: 10% |
25.3%Highest MA: 10% |
5.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
86.9% MA: 62.5% |
79.3%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1985Highest 21 yrs newer than MA |
1950Lowest 14 yrs older than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 minHighest 9% above MA |
30 min 4% above MA |
28 minLowest 4% below MA |
30 min about the MA average |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
15.1%±5.7Lowest MA: 18.6% |
28.5%±11.5 MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| Lancaster and Devens 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 | #210 of 282 in MA | — | #105 of 282 in MA |
| School district | Nashoba | Mendon-Upton | — | Sutton |
| High school in town | None in town | None in town | — | Sutton High School |
| Students per teacherat that high school | — | — | — | 12.6 |
| On TownTapestry | ||||
| Old photos in Our Story | 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.