Compare towns
Lancaster vs Warren vs Sutton vs Harvard
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 oldest housing (typical home built 1971).
Warren has the most affordable homes ($334k median).
Sutton has the shortest commute (30 min average).
Harvard has the most expensive homes ($834k median).
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 | Sutton | Harvard |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
5,009Lowest |
9,452Highest |
6,927 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
-3.1%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
+5.1%Highest MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
38.7±7.3Lowest 3% below MA |
44.3±2.5Highest 11% above MA |
44.1±4.7 10% above MA |
| Sutton and Harvard 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% |
19.6%±3.3 MA: 19.4% |
21.1%±4.5Highest MA: 19.4% |
| Harvard 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% |
18.8%±3.2 MA: 17.9% |
16.3%±2.8 MA: 17.9% |
| Lancaster and Sutton 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% |
23.2%Lowest MA: 47.3% |
52.8% MA: 47.3% |
62%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
2.9%±2.1Lowest MA: 7.9% |
3.9%±1.8Highest MA: 7.9% |
3.8%±1.5 MA: 7.9% |
| Sutton and Harvard 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 |
$66,082±$6kLowest 36% below MA |
$147,125±$25k 42% above MA |
$213,996±$24kHighest 106% above MA |
| Home valuemedian, owner-occupied | $519,100±$60k 8% below MA |
$333,700±$35kLowest 41% below MA |
$523,100±$47k 7% below MA |
$833,600±$54kHighest 48% above MA |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$890±$174Lowest 49% below MA |
$1,190±$401 32% below MA |
$1,321±$424 25% below MA |
| Property taxmedian, yearly | $7,235 21% above MA |
$4,530Lowest 24% below MA |
$6,763 13% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
29.7%±18.4Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
72.5%±51.5Highest MA: 51.8% |
| Harvard 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% |
5.8% MA: 10% |
4.5% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
64.5%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
89.4% MA: 62.5% |
| Typical home builtmedian year | 1971Lowest 7 yrs newer than MA |
1975 11 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1975 11 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
33 minHighest 13% above MA |
30 minLowest about the MA average |
32 min 9% above MA |
| Work from home | 33.6%±9.1 MA: 18.6% |
8.5%±5.4Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
44.8%±6.1Highest MA: 18.6% |
| Harvard and Lancaster 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 | #165 of 282 in MA | #105 of 282 in MA | #12 of 282 in MA |
| School district | Nashoba | Quaboag Regional | Sutton | Harvard |
| High school in town | None in town | Quaboag Regional High | Sutton High School | The Bromfield High School |
| Students per teacherat that high school | — | 10.0Lowest |
12.6Highest |
11.0 |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | 12 photos → |
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.