Compare towns
Lancaster vs Mendon vs Sturbridge vs Harvard
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 youngest population (median age 43.1).
Mendon has the most kids (22.8% under 18).
Sturbridge has the most affordable homes ($426k median).
Harvard has the highest household income ($214k).
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 | Sturbridge | Harvard |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
6,325Lowest |
9,960Highest |
6,927 |
| Growth since 20102010 → 2020 census | +4.8%Lowest MA: +7.4% |
+6.7%Highest MA: +7.4% |
+6.5% MA: +7.4% |
+5.1% MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
44.1±4.4 10% above MA |
47.2±2.6Highest 18% above MA |
44.1±4.7 10% above MA |
| Sturbridge and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.2%±4Lowest MA: 19.4% |
22.8%±6.2Highest MA: 19.4% |
20.7%±3 MA: 19.4% |
21.1%±4.5 MA: 19.4% |
| Mendon and Harvard 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%±3.4Lowest MA: 17.9% |
19.8%±3 MA: 17.9% |
16.3%±2.8 MA: 17.9% |
| Lancaster and Sturbridge 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%Lowest MA: 47.3% |
49.3% MA: 47.3% |
62%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
6.8%±2.5Highest MA: 7.9% |
4.6%±1.5 MA: 7.9% |
3.8%±1.5 MA: 7.9% |
| Mendon and Sturbridge 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 |
$136,759±$15k 32% above MA |
$213,996±$24kHighest 106% above MA |
| Home valuemedian, owner-occupied | $519,100±$60k 8% below MA |
$616,000±$37k 10% above MA |
$425,800±$18kLowest 24% below MA |
$833,600±$54kHighest 48% above MA |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$1,840±$196 4% above MA |
$1,193±$398Lowest 32% below MA |
$1,321±$424 25% 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 | $7,235 21% above MA |
$7,213 20% above MA |
$6,520Lowest 9% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
78.7%±26Highest MA: 51.8% |
42%±17.7Lowest MA: 51.8% |
72.5%±51.5 MA: 51.8% |
| Mendon and Harvard 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%Highest MA: 10% |
3.7% MA: 10% |
4.5% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1%Lowest MA: 62.5% |
86.9% MA: 62.5% |
86.3% MA: 62.5% |
89.4%Highest MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1985Highest 21 yrs newer than MA |
1982 18 yrs newer than MA |
1975 11 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
30 minLowest 4% above MA |
38 minHighest 30% above MA |
32 min 9% above MA |
| Work from home | 33.6%±9.1 MA: 18.6% |
15.1%±5.7Lowest MA: 18.6% |
19.8%±4.8 MA: 18.6% |
44.8%±6.1Highest MA: 18.6% |
| Harvard and Lancaster 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 | #89 of 282 in MA | #12 of 282 in MA |
| School district | Nashoba | Mendon-Upton | Sturbridge · Tantasqua | Harvard |
| High school in town | None in town | None in town | Tantasqua Regional Sr High | The Bromfield High School |
| Students per teacherat that high school | — | — | 7.7Lowest |
11.0Highest |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | 12 photos → |
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.