Compare towns
Lancaster vs Webster vs Harvard vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Webster has the most affordable homes ($362k median).
Harvard has the most expensive homes ($834k 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 | Webster | Harvard | Sutton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
17,748Highest |
6,927Lowest |
9,452 |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+6%Highest MA: +7.4% |
+5.1% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
39.9±2.9Lowest about the MA average |
44.1±4.7 10% above MA |
44.3±2.5Highest 11% 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% |
19.6%±2.9 MA: 19.4% |
21.1%±4.5Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Harvard and Webster 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% |
19.6%±2.5 MA: 17.9% |
16.3%±2.8Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Lancaster and Webster 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% |
25.3%Lowest MA: 47.3% |
62%Highest MA: 47.3% |
52.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
3.8%±1.5 MA: 7.9% |
3.9%±1.8 MA: 7.9% |
| Webster 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 |
$72,895±$6kLowest 30% below MA |
$213,996±$24kHighest 106% above MA |
$147,125±$25k 42% above MA |
| Home valuemedian, owner-occupied | $519,100±$60k 8% below MA |
$361,500±$12kLowest 36% below MA |
$833,600±$54kHighest 48% above MA |
$523,100±$47k 7% below MA |
| Rentmedian gross, monthly | $2,338±$539Highest 33% above MA |
$1,228±$81 30% below MA |
$1,321±$424 25% below MA |
$1,190±$401Lowest 32% below MA |
| Property taxmedian, yearly | $7,235 21% above MA |
$3,999Lowest 33% below MA |
$10,000+Highest at least 67% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
45.7%±6.7Lowest MA: 51.8% |
72.5%±51.5Highest MA: 51.8% |
47.5%±24.4 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% |
12.7%Highest MA: 10% |
4.5% MA: 10% |
5.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
59.8%Lowest MA: 62.5% |
89.4% MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1962Lowest 2 yrs older than MA |
1975 11 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 32 minHighest 9% above MA |
31 min 5% above MA |
32 min 9% above MA |
30 minLowest about the MA average |
| Work from home | 33.6%±9.1 MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
44.8%±6.1Highest MA: 18.6% |
22.7%±4.1 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 | #271 of 282 in MA | #12 of 282 in MA | #105 of 282 in MA |
| School district | Nashoba | Webster | Harvard | Sutton |
| High school in town | None in town | Bartlett High School | The Bromfield High School | Sutton High School |
| Students per teacherat that high school | — | 11.6 |
11.0Lowest |
12.6Highest |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | 12 photos → | 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.