Compare towns
Lancaster vs Upton vs Warren vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
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%).
Warren has the most renters (38.7% rent).
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 | Upton | Warren | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
8,189Lowest |
11,144 |
11,663Highest |
| Growth since 20102010 → 2020 census | +4.8% U.S.: +7.4% |
+6.1%Highest U.S.: +7.4% |
+5.1% U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
| Median age | 43.1±4.9 11% above U.S. |
46.4±4.8 19% above U.S. |
49±2.9Highest 26% above U.S. |
42.4±3.3Lowest 9% above U.S. |
| Warren 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 U.S.: 22% |
23.2%±4.5Highest U.S.: 22% |
14%±2.2Lowest U.S.: 22% |
20.1%±3.3 U.S.: 22% |
| 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 U.S.: 17.2% |
20.7%±4.9 U.S.: 17.2% |
25%±3.5Highest U.S.: 17.2% |
18.2%±2.3Lowest U.S.: 17.2% |
| Warren and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 50.3% U.S.: 35.7% |
53.5%Highest U.S.: 35.7% |
36.4%Lowest U.S.: 35.7% |
43.8% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3%±1.8 U.S.: 6.4% |
2.4%±1.3Lowest U.S.: 6.4% |
4.1%±1.5 U.S.: 6.4% |
5.7%±2.3Highest U.S.: 6.4% |
| Pepperell and Warren 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 67% above U.S. |
$155,508±$33kHighest 93% above U.S. |
$90,729±$12kLowest 12% above U.S. |
$124,073±$12k 54% above U.S. |
| Upton 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 56% above U.S. |
$576,700±$41kHighest 73% above U.S. |
$395,700±$22kLowest 19% above U.S. |
$482,100±$14k 45% above U.S. |
| 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 65% above U.S. |
$948±$599Lowest 33% below U.S. |
$1,363±$96 4% below U.S. |
$1,295±$238 8% below U.S. |
| Property taxmedian, yearly | $7,235 132% above U.S. |
$8,376Highest 169% above U.S. |
$5,474Lowest 76% above U.S. |
$6,698 115% above U.S. |
| Renters paying 30%+of income on rent | 68.3%±36.7Highest U.S.: 51.1% |
52.8%±31 U.S.: 51.1% |
54.6%±9.4 U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
| Lancaster and Warren are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 1.4%Lowest U.S.: 12.5% |
3.2% U.S.: 12.5% |
9.7%Highest U.S.: 12.5% |
8% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% U.S.: 65.2% |
86.7%Highest U.S.: 65.2% |
61.3%Lowest U.S.: 65.2% |
84.3% U.S.: 65.2% |
| Typical home builtmedian year | 1971 9 yrs older than U.S. |
1981Highest 1 yr newer than U.S. |
1950Lowest 30 yrs older than U.S. |
1981Highest 1 yr newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 32 min 20% above U.S. |
35 minHighest 34% above U.S. |
25 minLowest 5% below U.S. |
34 min 28% above U.S. |
| Work from home | 33.6%±9.1Highest U.S.: 15.1% |
22.8%±5.3 U.S.: 15.1% |
14.4%±3.3Lowest U.S.: 15.1% |
18.1%±2.7 U.S.: 15.1% |
| 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 | #31 of 38 in RI | #153 of 282 in MA |
| School district | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Highlander · Bristol Warren | North Middlesex |
| High school in town | None in town | Blackstone Valley | Highlander Secondary Charter S | None in town |
| Students per teacherat that high school | — | 11.2Lowest |
15.5Highest |
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| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.