Compare towns
Lancaster vs Needham vs Wellesley
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%).
Wellesley has the most expensive homes ($1583k 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 | Needham | Wellesley |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606Lowest |
32,459Highest |
30,347 |
| Growth since 20102010 → 2020 census | +4.8%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+5.6% MA: +7.4% |
| Median age | 43.1±4.9Highest 8% above MA |
43.1±1.6Highest 8% above MA |
37.1±2.2Lowest 7% below MA |
| Kids under 18 | 19.2%±4Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
24.1%±2 MA: 19.4% |
| Needham and Wellesley 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% |
15.5%±1.3Lowest 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% MA: 47.3% |
89%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
18.3%±0.7Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $134,833±$27kLowest 30% above MA |
$214,308±$13k 106% above MA |
$250,001Highest 140% above MA |
| Home valuemedian, owner-occupied | $519,100±$60kLowest 8% below MA |
$1,188,500±$43k 111% above MA |
$1,582,700±$49kHighest 182% above MA |
| Rentmedian gross, monthly | $2,338±$539Lowest 33% above MA |
$2,409±$183 37% above MA |
$2,886±$360Highest 64% above MA |
| Wellesley and Needham 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%±36.7Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
44.1%±8.2Lowest MA: 51.8% |
| Lancaster and Needham 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%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
84.4% MA: 62.5% |
| Typical home builtmedian year | 1971Highest 7 yrs newer than MA |
1965 1 yr newer than MA |
1955Lowest 9 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 32 minHighest 9% above MA |
28 min 5% below MA |
27 minLowest 7% below MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
32%±2.9Lowest 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 | #6 of 282 in MA |
| School district | Nashoba | Needham | Wellesley |
| High school in town | None in town | Needham High | Wellesley Sr High |
| Students per teacherat that high school | — | 11.9Highest |
10.8Lowest |
| 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.