Compare towns
Lancaster vs Wareham vs Mendon 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%).
Wareham has the oldest population (median age 52.1).
Mendon has the most expensive homes ($616k median).
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 | Wareham | Mendon | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
23,302Highest |
6,325Lowest |
11,663 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+6.8%Highest MA: +7.4% |
+6.7% MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
52.1±3.1Highest 30% above MA |
44.1±4.4 10% above MA |
42.4±3.3Lowest 6% above MA |
| Kids under 18 | 19.2%±4 MA: 19.4% |
13.1%±2.4Lowest MA: 19.4% |
22.8%±6.2Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
| Mendon 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% |
26.2%±3.9Highest MA: 17.9% |
14.7%±3.4Lowest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Wareham 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%Highest MA: 47.3% |
27.1%Lowest MA: 47.3% |
46.9% MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.6%±1.5 MA: 7.9% |
6.8%±2.5Highest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
| Mendon and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $134,833±$27kHighest 30% above MA |
$90,383±$11kLowest 13% below MA |
$132,256±$33k 27% above MA |
$124,073±$12k 19% above MA |
| Lancaster and Mendon 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 |
$424,500±$21kLowest 24% below MA |
$616,000±$37kHighest 10% above MA |
$482,100±$14k 14% below MA |
| Mendon 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 |
$1,504±$180 15% below MA |
$1,840±$196 4% above MA |
$1,295±$238Lowest 27% below MA |
| Lancaster and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235Highest 21% above MA |
$4,341Lowest 28% below MA |
$7,213 20% above MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
51.4%±23.3 MA: 51.8% |
78.7%±26Highest MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
| Mendon and Lancaster 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% |
6.7% MA: 10% |
7.1% MA: 10% |
8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
83.5%Lowest MA: 62.5% |
86.9%Highest MA: 62.5% |
84.3% MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1958Lowest 6 yrs older than MA |
1985Highest 21 yrs newer than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
28 minLowest 5% below MA |
30 min 4% above MA |
34 minHighest 16% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
12.4%±3.6Lowest MA: 18.6% |
15.1%±5.7 MA: 18.6% |
18.1%±2.7 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #145 of 282 in MA | #272 of 282 in MA | #210 of 282 in MA | #153 of 282 in MA |
| School district | Nashoba | Wareham | Mendon-Upton | North Middlesex |
| High school in town | None in town | Wareham Senior High | None in town | None in town |
| Students per teacherat that high school | — | 8.6 |
— | — |
| 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.