Compare towns
Lancaster vs Needham 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 most affordable homes ($519k median).
Needham has grown the fastest since 2010 (+11.1%).
Harvard has the most people working from home (44.8%).
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 | Harvard |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606 |
32,459Highest |
6,927Lowest |
| Growth since 20102010 → 2020 census | +4.8%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+5.1% MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
43.1±1.6Lowest 8% above MA |
44.1±4.7Highest 10% above MA |
| Harvard and Lancaster 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% |
27.5%±2.2Highest MA: 19.4% |
21.1%±4.5 MA: 19.4% |
| Needham 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% |
17.7%±1.7 MA: 17.9% |
16.3%±2.8Lowest 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%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
62% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
3.8%±1.5 MA: 7.9% |
| Needham and Harvard 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 |
$213,996±$24k 106% above MA |
| Needham and Harvard 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 |
$833,600±$54k 48% above MA |
| Rentmedian gross, monthly | $2,338±$539 33% above MA |
$2,409±$183Highest 37% above MA |
$1,321±$424Lowest 25% 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 | $7,235Lowest 21% above MA |
$10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
55.9%±8.5Lowest MA: 51.8% |
72.5%±51.5Highest MA: 51.8% |
| Harvard 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% |
4.5%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
83.1%Lowest MA: 62.5% |
89.4%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1975Highest 11 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 32 minHighest 9% above MA |
28 minLowest 5% below MA |
32 min 9% above MA |
| Work from home | 33.6%±9.1 MA: 18.6% |
32.4%±2.4Lowest 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 | #19 of 282 in MA | #12 of 282 in MA |
| School district | Nashoba | Needham | Harvard |
| High school in town | None in town | Needham High | The Bromfield High School |
| Students per teacherat that high school | — | 11.9Highest |
11.0Lowest |
| On TownTapestry | |||
| Old photos in Our Story | 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.