Compare towns
Lancaster vs Sutton vs Wilbraham vs Pepperell
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 highest household income ($147k).
Wilbraham has the most kids (23.2% under 18).
Pepperell has the youngest population (median age 42.4).
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 | Wilbraham | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606Lowest |
9,452 |
14,572Highest |
11,663 |
| Growth since 20102010 → 2020 census | +4.8%Highest MA: +7.4% |
+4.4% MA: +7.4% |
+2.8% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
44.3±2.5Highest 11% above MA |
44.3±2.7Highest 11% above MA |
42.4±3.3Lowest 6% above MA |
| Kids under 18 | 19.2%±4Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
23.2%±3.7Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
| Wilbraham 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% |
18.8%±3.2 MA: 17.9% |
23%±3.4Highest MA: 17.9% |
18.2%±2.3Lowest MA: 17.9% |
| Wilbraham 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% |
52.8%Highest MA: 47.3% |
51.9% MA: 47.3% |
43.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
5.2%±1.8 MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
| Pepperell and Wilbraham 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±$25kHighest 42% above MA |
$122,051±$14kLowest 17% above MA |
$124,073±$12k 19% above MA |
| 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 8% below MA |
$523,100±$47kHighest 7% below MA |
$416,000±$25kLowest 26% below MA |
$482,100±$14k 14% below MA |
| Sutton 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 |
$1,190±$401 32% below MA |
$1,175±$241Lowest 33% below MA |
$1,295±$238 27% below MA |
| Property taxmedian, yearly | $7,235Highest 21% above MA |
$6,763 13% above MA |
$6,658Lowest 11% above MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
53.1%±23.8 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
| Lancaster and Wilbraham 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% MA: 10% |
4.6% MA: 10% |
8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
88.8% MA: 62.5% |
84.3%Lowest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1966Lowest 2 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
30 min about the MA average |
27 minLowest 9% below MA |
34 minHighest 16% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
12.9%±3.1Lowest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
| 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 | #105 of 282 in MA | #88 of 282 in MA | #153 of 282 in MA |
| School district | Nashoba | Sutton | Hampden-Wilbraham | North Middlesex |
| High school in town | None in town | Sutton High School | Minnechaug Regional High | None in town |
| Students per teacherat that high school | — | 12.6Lowest |
14.2Highest |
— |
| 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.