Compare towns
Lancaster vs Upton vs Pepperell 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%).
Upton has grown the fastest since 2010 (+6.1%).
Pepperell has the most affordable homes ($482k median).
Sutton has the shortest commute (30 min average).
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 | Upton | Pepperell | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
8,189Lowest |
11,663Highest |
9,452 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+6.1%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
46.4±4.8Highest 16% above MA |
42.4±3.3Lowest 6% above MA |
44.3±2.5 11% 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% |
23.2%±4.5Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Upton 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% |
20.7%±4.9Highest MA: 17.9% |
18.2%±2.3Lowest MA: 17.9% |
18.8%±3.2 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% MA: 47.3% |
53.5%Highest MA: 47.3% |
43.8%Lowest MA: 47.3% |
52.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Pepperell 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 |
$155,508±$33kHighest 50% above MA |
$124,073±$12kLowest 19% above MA |
$147,125±$25k 42% 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±$60k 8% below MA |
$576,700±$41kHighest about the MA average |
$482,100±$14kLowest 14% below MA |
$523,100±$47k 7% below MA |
| Upton and Sutton 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 |
$948±$599Lowest 46% below MA |
$1,295±$238 27% below MA |
$1,190±$401 32% below MA |
| Property taxmedian, yearly | $7,235 21% above MA |
$8,376Highest 40% above MA |
$6,698Lowest 12% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
47.5%±24.4 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% |
3.2% MA: 10% |
8%Highest MA: 10% |
5.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
86.7% MA: 62.5% |
84.3%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
35 minHighest 22% above MA |
34 min 16% above MA |
30 minLowest about the MA average |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
22.7%±4.1 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 | #46 of 282 in MA | #153 of 282 in MA | #105 of 282 in MA |
| School district | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton | North Middlesex | Sutton |
| High school in town | None in town | Blackstone Valley | None in town | Sutton High School |
| Students per teacherat that high school | — | 11.2Lowest |
— | 12.6Highest |
| On TownTapestry | ||||
| Old photos in Our Story | 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.