Compare towns
Lancaster vs Needham vs Devens
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 affordable homes ($519k median).
Needham has grown the fastest since 2010 (+11.1%).
Devens has the oldest population (median age 48.6).
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 | Needham | Devens |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606 |
32,459Highest |
1,723Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+11.1%Highest MA: +7.4% |
-7.8%Lowest MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
43.1±1.6Lowest 8% above MA |
48.6±4.3Highest 22% above MA |
| Devens and Lancaster 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% |
27.5%±2.2Highest MA: 19.4% |
5.5%±3.9Lowest MA: 19.4% |
| Age 65+ | 19.9%±4.2Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
14%±5Lowest MA: 17.9% |
| Lancaster and Needham 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% |
81.9%Highest MA: 47.3% |
21.9%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
5.2%±4.2 MA: 7.9% |
| Needham 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±$27kLowest 30% above MA |
$214,308±$13kHighest 106% above MA |
$189,250±$63k 82% above MA |
| Needham and Devens 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 |
$1,188,500±$43kHighest 111% above MA |
$556,800±$96k about the MA average |
| Rentmedian gross, monthly | $2,338±$539 33% above MA |
$2,409±$183Highest 37% above MA |
$1,500±$539Lowest 15% below MA |
| Needham and Lancaster 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 |
$10,000+Highest at least 67% above MA |
$5,556Lowest 7% below MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
55.9%±8.5Lowest MA: 51.8% |
85.4%±64.7Highest MA: 51.8% |
| Devens 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 MA: 10% |
3.7% MA: 10% |
25.3%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1%Highest MA: 62.5% |
83.1% MA: 62.5% |
79.3%Lowest MA: 62.5% |
| Typical home builtmedian year | 1971Highest 7 yrs newer than MA |
1965 1 yr newer than MA |
1950Lowest 14 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 32 minHighest 9% above MA |
28 minLowest 5% below MA |
28 min 4% below MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
28.5%±11.5Lowest MA: 18.6% |
| Lancaster and Needham 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 | #19 of 282 in MA | — |
| School district | Nashoba | Needham | — |
| High school in town | None in town | Needham High | — |
| Students per teacherat that high school | — | 11.9 |
— |
| On TownTapestry | |||
| Old photos in History | 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.