Compare towns
Lancaster vs Townsend vs Ware vs Sutton
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%).
Townsend has the most kids (21% under 18).
Ware has the most affordable homes ($290k median).
Sutton has the highest household income ($147k).
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 | Townsend | Ware | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606Lowest |
9,100 |
10,048Highest |
9,452 |
| Growth since 20102010 → 2020 census | +4.8%Highest MA: +7.4% |
+2.3% MA: +7.4% |
+2%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
40.9±3.3Lowest about the MA average |
43.1±4.7 8% above MA |
44.3±2.5Highest 11% above MA |
| Sutton 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% |
21%±3.2Highest MA: 19.4% |
19.1%±3.5Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Townsend and Sutton 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% |
17.1%±2.1Lowest MA: 17.9% |
20.6%±3.4Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Ware 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% |
35.5% MA: 47.3% |
24%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.1%±2.4Highest MA: 7.9% |
4.4%±2.2 MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Townsend 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 |
$121,528±$23k 17% above MA |
$67,475±$15kLowest 35% below MA |
$147,125±$25kHighest 42% 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 |
$433,200±$22k 23% below MA |
$289,700±$28kLowest 48% below MA |
$523,100±$47kHighest 7% 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 |
$1,469±$313 17% below MA |
$1,043±$109Lowest 41% below MA |
$1,190±$401 32% below MA |
| Property taxmedian, yearly | $7,235Highest 21% above MA |
$6,031 about the MA average |
$4,237Lowest 29% below MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
50.6%±16.8 MA: 51.8% |
64.3%±16.2 MA: 51.8% |
47.5%±24.4Lowest 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% |
8.9% MA: 10% |
11.8%Highest MA: 10% |
5.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
82% MA: 62.5% |
72.3%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1976 12 yrs newer than MA |
1960Lowest 4 yrs older than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
37 minHighest 27% above MA |
28 minLowest about the MA average |
30 min about the MA average |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
10.5%±2.8Lowest MA: 18.6% |
12.3%±3.8 MA: 18.6% |
22.7%±4.1 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 | #136 of 282 in MA | #267 of 282 in MA | #105 of 282 in MA |
| School district | Nashoba | North Middlesex | Ware | Sutton |
| High school in town | None in town | North Middlesex Regional | Ware Junior/Senior High School | Sutton High School |
| Students per teacherat that high school | — | 13.1Highest |
11.1Lowest |
12.6 |
| 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.