Compare towns
Lancaster vs Sprague vs Sutton vs Mendon
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Lancaster has the most people working from home (33.6%).
Sprague has the most affordable homes ($274k median).
Sutton has the highest household income ($147k).
Mendon has the most expensive homes ($616k 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 | Sprague | Sutton | Mendon |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
2,962Lowest |
9,452Highest |
6,325 |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
— | +4.4%Lowest U.S.: +7.4% |
+6.7%Highest U.S.: +7.4% |
| Median age | 43.1±4.9Lowest 11% above U.S. |
48.5±10.7Highest 25% above U.S. |
44.3±2.5 14% above U.S. |
44.1±4.4 13% above U.S. |
| Sprague 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 U.S.: 22% |
17.1%±5.4Lowest U.S.: 22% |
19.6%±3.3 U.S.: 22% |
22.8%±6.2Highest U.S.: 22% |
| Mendon and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.9%±4.2Highest U.S.: 17.2% |
19.9%±3.9Highest U.S.: 17.2% |
18.8%±3.2 U.S.: 17.2% |
14.7%±3.4Lowest U.S.: 17.2% |
| Bachelor’s degree+adults 25+ | 50.3% U.S.: 35.7% |
19.2%Lowest U.S.: 35.7% |
52.8%Highest U.S.: 35.7% |
46.9% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8 U.S.: 6.4% |
0.6%±0.6Lowest U.S.: 6.4% |
3.9%±1.8 U.S.: 6.4% |
6.8%±2.5Highest U.S.: 6.4% |
| Mendon 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 67% above U.S. |
$92,850±$11kLowest 15% above U.S. |
$147,125±$25kHighest 82% above U.S. |
$132,256±$33k 64% above U.S. |
| 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±$60k 56% above U.S. |
$273,500±$17kLowest 18% below U.S. |
$523,100±$47k 57% above U.S. |
$616,000±$37kHighest 85% above U.S. |
| Rentmedian gross, monthly | $2,338±$539Highest 65% above U.S. |
$1,247±$144 12% below U.S. |
$1,190±$401Lowest 16% below U.S. |
$1,840±$196 30% above U.S. |
| Lancaster and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235Highest 132% above U.S. |
$4,668Lowest 50% above U.S. |
$6,763 117% above U.S. |
$7,213 131% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7 U.S.: 51.1% |
26.9%±12.2Lowest U.S.: 51.1% |
47.5%±24.4 U.S.: 51.1% |
78.7%±26Highest U.S.: 51.1% |
| Mendon and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 1.4%Lowest U.S.: 12.5% |
8.1%Highest U.S.: 12.5% |
5.8% U.S.: 12.5% |
7.1% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
67.2%Lowest U.S.: 65.2% |
89.7%Highest U.S.: 65.2% |
86.9% U.S.: 65.2% |
| Typical home builtmedian year | 1971 9 yrs older than U.S. |
1959Lowest 21 yrs older than U.S. |
1981 1 yr newer than U.S. |
1985Highest 5 yrs newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 minHighest 20% above U.S. |
30 min 12% above U.S. |
30 minLowest 12% above U.S. |
30 min 14% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
5%±2.9Lowest U.S.: 15.1% |
22.7%±4.1 U.S.: 15.1% |
15.1%±5.7 U.S.: 15.1% |
| 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 | #141 of 149 in CT | #105 of 282 in MA | #210 of 282 in MA |
| School district | Nashoba | Sprague School District | Sutton | Mendon-Upton |
| High school in town | None in town | None in town | Sutton High School | None in town |
| Students per teacherat that high school | — | — | 12.6 |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.