Compare towns
Lancaster vs Pepperell vs Sterling
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lancaster has grown the fastest since 2010 (+4.8%).
Pepperell has the most kids (20.1% under 18).
Sterling has the oldest population (median age 51.5).
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 | Pepperell | Sterling |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606 |
11,663Highest |
8,183Lowest |
| Growth since 20102010 → 2020 census | +4.8%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+2.3% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
42.4±3.3Lowest 6% above MA |
51.5±1.8Highest 29% above MA |
| Kids under 18 | 19.2%±4 MA: 19.4% |
20.1%±3.3Highest MA: 19.4% |
18.6%±4.1Lowest MA: 19.4% |
| Pepperell 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% |
18.2%±2.3Lowest MA: 17.9% |
22.9%±4Highest MA: 17.9% |
| Sterling 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%Highest MA: 47.3% |
43.8%Lowest MA: 47.3% |
48.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
4.8%±1.8 MA: 7.9% |
| Pepperell and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $134,833±$27kHighest 30% above MA |
$124,073±$12kLowest 19% above MA |
$129,063±$27k 24% above MA |
| Lancaster and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $519,100±$60kHighest 8% below MA |
$482,100±$14kLowest 14% below MA |
$498,800±$48k 11% below MA |
| Lancaster and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$1,295±$238Lowest 27% below MA |
$1,699±$161 4% below MA |
| Lancaster and Sterling 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 |
$6,698Lowest 12% above MA |
$6,757 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
46%±23.1 MA: 51.8% |
| Lancaster and Sterling 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% |
8%Highest MA: 10% |
6% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
84.3%Lowest MA: 62.5% |
86.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1980 16 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 32 minLowest 9% above MA |
34 min 16% above MA |
34 minHighest 18% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
18.3%±6.2 MA: 18.6% |
| Lancaster and Sterling 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 | #153 of 282 in MA | #135 of 282 in MA |
| School district | Nashoba | North Middlesex | Wachusett |
| High school in town | None in town | None in town | None in town |
| 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.