Compare towns
Lancaster vs Mendon vs Washington 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%).
Mendon has the most kids (22.8% under 18).
Washington has the shortest commute (26 min average).
Pepperell has the most affordable homes ($482k median).
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 | Washington | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
6,325 |
3,676Lowest |
11,663Highest |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
+6.7%Highest U.S.: +7.4% |
— | +0.9%Lowest U.S.: +7.4% |
| Median age | 43.1±4.9 11% above U.S. |
44.1±4.4 13% above U.S. |
49.9±5.5Highest 28% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Washington and Mendon 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% |
22.8%±6.2Highest U.S.: 22% |
19%±4.7Lowest U.S.: 22% |
20.1%±3.3 U.S.: 22% |
| Mendon 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% |
14.7%±3.4Lowest U.S.: 17.2% |
26.9%±5.3Highest U.S.: 17.2% |
18.2%±2.3 U.S.: 17.2% |
| Washington 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% |
46.9% U.S.: 35.7% |
53.7%Highest U.S.: 35.7% |
43.8%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest U.S.: 6.4% |
6.8%±2.5Highest U.S.: 6.4% |
6.4%±3.3 U.S.: 6.4% |
5.7%±2.3 U.S.: 6.4% |
| Mendon and Washington are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $134,833±$27kHighest 67% above U.S. |
$132,256±$33k 64% above U.S. |
$101,549±$16kLowest 26% above U.S. |
$124,073±$12k 54% above U.S. |
| Lancaster and Mendon 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. |
$616,000±$37k 85% above U.S. |
$660,200±$130kHighest 98% above U.S. |
$482,100±$14kLowest 45% above U.S. |
| Washington and Mendon 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. |
$1,840±$196 30% above U.S. |
$1,204±$264Lowest 15% below U.S. |
$1,295±$238 8% below U.S. |
| 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 132% above U.S. |
$7,213 131% above U.S. |
$4,709Lowest 51% above U.S. |
$6,698 115% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7 U.S.: 51.1% |
78.7%±26Highest U.S.: 51.1% |
26.1%±24Lowest U.S.: 51.1% |
45.1%±16.1 U.S.: 51.1% |
| Mendon 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% |
7.1% U.S.: 12.5% |
9%Highest U.S.: 12.5% |
8% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
86.9%Highest U.S.: 65.2% |
79%Lowest U.S.: 65.2% |
84.3% U.S.: 65.2% |
| Typical home builtmedian year | 1971Lowest 9 yrs older than U.S. |
1985Highest 5 yrs newer than U.S. |
1971Lowest 9 yrs older than U.S. |
1981 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
30 min 14% above U.S. |
26 minLowest 3% below U.S. |
34 minHighest 28% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
15.1%±5.7Lowest U.S.: 15.1% |
20.1%±9 U.S.: 15.1% |
18.1%±2.7 U.S.: 15.1% |
| Lancaster and Washington 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 | #17 of 149 in CT | #153 of 282 in MA |
| School district | Nashoba | Mendon-Upton | Regional School District 12 | North Middlesex |
| High school in town | None in town | None in town | Shepaug Valley School | None in town |
| Students per teacherat that high school | — | — | 9.1 |
— |
| 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.