Compare towns
Lancaster vs Sturbridge vs Upton vs Ware
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%).
Sturbridge has grown the fastest since 2010 (+6.5%).
Upton has the highest household income ($156k).
Ware has the most affordable homes ($290k 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 | Sturbridge | Upton | Ware |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
9,960 |
8,189Lowest |
10,048Highest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+6.5%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+2%Lowest MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
47.2±2.6Highest 18% above MA |
46.4±4.8 16% above MA |
43.1±4.7Lowest 8% above MA |
| Sturbridge and Upton 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% |
20.7%±3 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.1%±3.5Lowest MA: 19.4% |
| Upton and Sturbridge 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% |
19.8%±3Lowest MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
20.6%±3.4 MA: 17.9% |
| Upton and Ware 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% |
49.3% MA: 47.3% |
53.5%Highest MA: 47.3% |
24%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
4.6%±1.5Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
4.4%±2.2 MA: 7.9% |
| Sturbridge and Ware 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 |
$136,759±$15k 32% above MA |
$155,508±$33kHighest 50% above MA |
$67,475±$15kLowest 35% below MA |
| Upton and Sturbridge 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 |
$425,800±$18k 24% below MA |
$576,700±$41kHighest about the MA average |
$289,700±$28kLowest 48% below MA |
| Upton and Lancaster 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 |
$1,193±$398 32% below MA |
$948±$599Lowest 46% below MA |
$1,043±$109 41% below MA |
| Property taxmedian, yearly | $7,235 21% above MA |
$6,520 9% above MA |
$8,376Highest 40% above MA |
$4,237Lowest 29% below MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
42%±17.7Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
64.3%±16.2 MA: 51.8% |
| Lancaster and Ware 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% |
3.7% MA: 10% |
3.2% MA: 10% |
11.8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
86.3% MA: 62.5% |
86.7%Highest MA: 62.5% |
72.3%Lowest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1982Highest 18 yrs newer than MA |
1981 17 yrs newer than MA |
1960Lowest 4 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
38 minHighest 30% above MA |
35 min 22% above MA |
28 minLowest about the MA average |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
19.8%±4.8 MA: 18.6% |
22.8%±5.3 MA: 18.6% |
12.3%±3.8Lowest 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 | #89 of 282 in MA | #46 of 282 in MA | #267 of 282 in MA |
| School district | Nashoba | Sturbridge · Tantasqua | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Ware |
| High school in town | None in town | Tantasqua Regional Sr High | Blackstone Valley | Ware Junior/Senior High School |
| Students per teacherat that high school | — | 7.7Lowest |
11.2Highest |
11.1 |
| On TownTapestry | ||||
| Old photos in History | 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.