Compare towns
Lancaster vs Sutton vs Wakefield vs Upton
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%).
Sutton has the shortest commute (30 min average).
Wakefield has grown the fastest since 2010 (+8.7%).
Upton has the most kids (23.2% under 18).
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 | Sutton | Wakefield | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
9,452 |
27,793Highest |
8,189Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+8.7%Highest MA: +7.4% |
+6.1% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
44.3±2.5 11% above MA |
42.4±1.7Lowest 6% above MA |
46.4±4.8Highest 16% 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% |
19.6%±3.3 MA: 19.4% |
20%±2.2 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
| Upton and Wakefield 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% |
18.8%±3.2Lowest MA: 17.9% |
19%±1.9 MA: 17.9% |
20.7%±4.9Highest 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%Lowest MA: 47.3% |
52.8% MA: 47.3% |
59.7%Highest MA: 47.3% |
53.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
3.9%±1.8 MA: 7.9% |
4.4%±0.9Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Wakefield 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 |
$147,125±$25k 42% above MA |
$134,306±$14kLowest 29% above MA |
$155,508±$33kHighest 50% 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±$60kLowest 8% below MA |
$523,100±$47k 7% below MA |
$723,500±$24kHighest 29% above MA |
$576,700±$41k about the MA average |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$1,190±$401 32% below MA |
$1,958±$102 11% above MA |
$948±$599Lowest 46% below MA |
| Lancaster and Wakefield 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 |
$6,763Lowest 13% above MA |
$7,779 30% above MA |
$8,376Highest 40% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
52.8%±31 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% |
5.8%Highest MA: 10% |
4.9% MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
70.7%Lowest MA: 62.5% |
86.7% MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
30 minLowest about the MA average |
33 min 14% above MA |
35 minHighest 22% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
22.8%±5.3 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 | #105 of 282 in MA | #179 of 282 in MA | #46 of 282 in MA |
| School district | Nashoba | Sutton | Northeast Metropolitan Regional Vocational Technical · Wakefield | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | None in town | Sutton High School | Northeast Metro Regional Vocational | Blackstone Valley |
| Students per teacherat that high school | — | 12.6Highest |
10.7Lowest |
11.2 |
| 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.