Compare towns
Lancaster vs Saugus vs Wakefield
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%).
Saugus has the shortest commute (30 min average).
Wakefield has the most expensive homes ($724k 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 | Saugus | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606Lowest |
28,773Highest |
27,793 |
| Growth since 20102010 → 2020 census | +4.8%Lowest MA: +7.4% |
+7.5% MA: +7.4% |
+8.7%Highest MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
44.5±2.5Highest 11% above MA |
42.4±1.7Lowest 6% above MA |
| Saugus and Lancaster 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% |
15.2%±2Lowest MA: 19.4% |
20%±2.2Highest MA: 19.4% |
| Wakefield 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% |
22%±2.1Highest MA: 17.9% |
19%±1.9Lowest MA: 17.9% |
| Saugus 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% |
31.4%Lowest MA: 47.3% |
59.7%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
4.4%±0.9 MA: 7.9% |
| Saugus and Wakefield 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 |
$101,539±$3kLowest about the MA average |
$134,306±$14k 29% above MA |
| Lancaster and Wakefield 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 |
$603,400±$13k 7% above MA |
$723,500±$24kHighest 29% above MA |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$2,241±$201 27% above MA |
$1,958±$102Lowest 11% above MA |
| Lancaster and Saugus are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $7,235 21% above MA |
$6,049Lowest about the MA average |
$7,779Highest 30% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
53%±9.2 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
| Lancaster and Saugus 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% |
6%Highest MA: 10% |
4.9% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1%Highest MA: 62.5% |
71.5% MA: 62.5% |
70.7%Lowest MA: 62.5% |
| Typical home builtmedian year | 1971Highest 7 yrs newer than MA |
1962 2 yrs older than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 32 min 9% above MA |
30 minLowest about the MA average |
33 minHighest 14% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
14.3%±2.4Lowest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
| Lancaster and Wakefield 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 | #194 of 282 in MA | #179 of 282 in MA |
| School district | Nashoba | Saugus | — |
| High school in town | None in town | Saugus High | — |
| Students per teacherat that high school | — | 15.5 |
— |
| 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.