Compare towns
Lancaster vs Monroe vs Sutton 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%).
Monroe has the most kids (25.2% under 18).
Sutton has the shortest commute (30 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 | Monroe | Sutton | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606Lowest |
18,949Highest |
9,452 |
11,663 |
| Growth since 20102010 → 2020 census | +4.8%Highest U.S.: +7.4% |
— | +4.4% U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
| Median age | 43.1±4.9 11% above U.S. |
43.5±2.2 12% above U.S. |
44.3±2.5Highest 14% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Sutton and Monroe 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% |
25.2%±3Highest U.S.: 22% |
19.6%±3.3 U.S.: 22% |
20.1%±3.3 U.S.: 22% |
| Monroe and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.9%±4.2Highest U.S.: 17.2% |
15.6%±2Lowest U.S.: 17.2% |
18.8%±3.2 U.S.: 17.2% |
18.2%±2.3 U.S.: 17.2% |
| 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% U.S.: 35.7% |
57.3%Highest U.S.: 35.7% |
52.8% U.S.: 35.7% |
43.8%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest U.S.: 6.4% |
5.1%±1.8 U.S.: 6.4% |
3.9%±1.8 U.S.: 6.4% |
5.7%±2.3Highest U.S.: 6.4% |
| Pepperell and Monroe 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. |
$157,250±$12kHighest 95% above U.S. |
$147,125±$25k 82% above U.S. |
$124,073±$12kLowest 54% above U.S. |
| Monroe 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±$60k 56% above U.S. |
$503,200±$31k 51% above U.S. |
$523,100±$47kHighest 57% above U.S. |
$482,100±$14kLowest 45% above U.S. |
| Sutton and Lancaster 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. |
$994±$860Lowest 30% below U.S. |
$1,190±$401 16% below U.S. |
$1,295±$238 8% below U.S. |
| Property taxmedian, yearly | $7,235 132% above U.S. |
$10,000+Highest at least 221% above U.S. |
$6,763 117% above U.S. |
$6,698Lowest 115% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest U.S.: 51.1% |
48.8%±46.4 U.S.: 51.1% |
47.5%±24.4 U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
| Lancaster and Monroe 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% |
2.6% U.S.: 12.5% |
5.8% U.S.: 12.5% |
8%Highest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
95.7%Highest U.S.: 65.2% |
89.7% U.S.: 65.2% |
84.3%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1971Lowest 9 yrs older than U.S. |
1978 2 yrs older than U.S. |
1981Highest 1 yr newer than U.S. |
1981Highest 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
34 minHighest 29% above U.S. |
30 minLowest 12% above U.S. |
34 min 28% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
15.4%±3.3Lowest U.S.: 15.1% |
22.7%±4.1 U.S.: 15.1% |
18.1%±2.7 U.S.: 15.1% |
| Lancaster and Sutton 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 | #48 of 149 in CT | #105 of 282 in MA | #153 of 282 in MA |
| School district | Nashoba | Monroe School District | Sutton | North Middlesex |
| High school in town | None in town | Masuk High School | Sutton High School | None in town |
| Students per teacherat that high school | — | 12.8Highest |
12.6Lowest |
— |
| 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.