Compare towns
Lancaster vs Warren 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%).
Warren has the most affordable homes ($334k median).
Mendon has grown the fastest since 2010 (+6.7%).
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 | Warren | Mendon | Pepperell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
5,009Lowest |
6,325 |
11,663Highest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
-3.1%Lowest MA: +7.4% |
+6.7%Highest MA: +7.4% |
+0.9% MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
38.7±7.3Lowest 3% below MA |
44.1±4.4Highest 10% above MA |
42.4±3.3 6% above MA |
| Mendon and Lancaster 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% |
20.8%±8 MA: 19.4% |
22.8%±6.2Highest MA: 19.4% |
20.1%±3.3 MA: 19.4% |
| Mendon and Warren are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.9%±4.2Highest MA: 17.9% |
14.6%±4.5Lowest MA: 17.9% |
14.7%±3.4 MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Lancaster and Pepperell 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% |
23.2%Lowest MA: 47.3% |
46.9% MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
2.9%±2.1Lowest 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 |
$66,082±$6kLowest 36% 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 |
$333,700±$35kLowest 41% 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 |
$890±$174Lowest 49% below MA |
$1,840±$196 4% above MA |
$1,295±$238 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 |
$4,530Lowest 24% 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% |
29.7%±18.4Lowest MA: 51.8% |
78.7%±26Highest MA: 51.8% |
45.1%±16.1 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% |
9%Highest MA: 10% |
7.1% MA: 10% |
8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
64.5%Lowest MA: 62.5% |
86.9%Highest MA: 62.5% |
84.3% MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1975 11 yrs newer 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 |
33 min 13% above MA |
30 minLowest 4% above MA |
34 minHighest 16% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
8.5%±5.4Lowest 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 | #165 of 282 in MA | #210 of 282 in MA | #153 of 282 in MA |
| School district | Nashoba | Quaboag Regional | Mendon-Upton | North Middlesex |
| High school in town | None in town | Quaboag Regional High | None in town | None in town |
| Students per teacherat that high school | — | 10.0 |
— | — |
| 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.