Compare towns
Lancaster vs Pepperell vs Upton 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%).
Pepperell has the most affordable homes ($482k median).
Upton has grown the fastest since 2010 (+6.1%).
Sutton has the shortest commute (30 min average).
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 | Upton | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
11,663Highest |
8,189Lowest |
9,452 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+6.1%Highest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
42.4±3.3Lowest 6% above MA |
46.4±4.8Highest 16% above MA |
44.3±2.5 11% above MA |
| Upton and Sutton 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% |
20.1%±3.3 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Upton and Pepperell 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% |
20.7%±4.9Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Upton 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% |
43.8%Lowest MA: 47.3% |
53.5%Highest MA: 47.3% |
52.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Pepperell 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 |
$124,073±$12kLowest 19% above MA |
$155,508±$33kHighest 50% above MA |
$147,125±$25k 42% above MA |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $519,100±$60k 8% below MA |
$482,100±$14kLowest 14% below MA |
$576,700±$41kHighest about the MA average |
$523,100±$47k 7% below MA |
| Upton and Sutton 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±$238 27% below MA |
$948±$599Lowest 46% below MA |
$1,190±$401 32% below MA |
| Property taxmedian, yearly | $7,235 21% above MA |
$6,698Lowest 12% above MA |
$8,376Highest 40% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
47.5%±24.4 MA: 51.8% |
| Lancaster and Upton 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% |
3.2% MA: 10% |
5.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
84.3%Lowest MA: 62.5% |
86.7% MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
34 min 16% above MA |
35 minHighest 22% above MA |
30 minLowest about the MA average |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| Lancaster and Upton 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 | #46 of 282 in MA | #105 of 282 in MA |
| School district | Nashoba | North Middlesex | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Sutton |
| High school in town | None in town | None in town | Blackstone Valley | Sutton High School |
| Students per teacherat that high school | — | — | 11.2Lowest |
12.6Highest |
| On TownTapestry | ||||
| Old photos in Our Story | None yet | 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.