Compare towns
Lancaster vs Peabody vs Sutton
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 people working from home (33.6%).
Peabody has grown the fastest since 2010 (+6.3%).
Sutton has the highest household income ($147k).
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 | Peabody | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606Lowest |
54,695Highest |
9,452 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+6.3%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
45.3±2.4Highest 13% above MA |
44.3±2.5 11% above MA |
| Peabody and Sutton 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% |
18.7%±1.8Lowest MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19.9%±4.2 MA: 17.9% |
24.3%±1.7Highest MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
| Peabody 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% MA: 47.3% |
35%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
4.4%±0.8Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Peabody and Sutton 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 30% above MA |
$96,657±$4kLowest 7% below MA |
$147,125±$25kHighest 42% above MA |
| Sutton and Lancaster 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 |
$596,200±$12kHighest 6% above MA |
$523,100±$47k 7% below MA |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$1,950±$99 11% above MA |
$1,190±$401Lowest 32% below MA |
| Lancaster and Peabody are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $7,235Highest 21% above MA |
$5,065Lowest 15% below MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
58.3%±5.9 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
| Lancaster and Peabody 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% |
7.7%Highest MA: 10% |
5.8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
65.6%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1966Lowest 2 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 32 minHighest 9% above MA |
26 minLowest 11% below MA |
30 min about the MA average |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
10.3%±1.6Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| 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 | #228 of 282 in MA | #105 of 282 in MA |
| School district | Nashoba | Peabody | Sutton |
| High school in town | None in town | Peabody Veterans Memorial High | Sutton High School |
| Students per teacherat that high school | — | 10.3Lowest |
12.6Highest |
| 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.