Compare towns
Lancaster vs Wellesley vs Upton vs Devens
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 affordable homes ($519k median).
Wellesley has the most expensive homes ($1583k median).
Upton has grown the fastest since 2010 (+6.1%).
Devens has the most renters (20.7% rent).
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 | Wellesley | Upton | Devens |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,606 |
30,347Highest |
8,189 |
1,723Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+5.6% MA: +7.4% |
+6.1%Highest MA: +7.4% |
-7.8%Lowest MA: +7.4% |
| Median age | 43.1±4.9 8% above MA |
37.1±2.2Lowest 7% below MA |
46.4±4.8 16% above MA |
48.6±4.3Highest 22% above MA |
| Devens 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 MA: 19.4% |
24.1%±2Highest MA: 19.4% |
23.2%±4.5 MA: 19.4% |
5.5%±3.9Lowest MA: 19.4% |
| Wellesley and Upton 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% |
15.5%±1.3 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
14%±5Lowest MA: 17.9% |
| Upton 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% MA: 47.3% |
89%Highest MA: 47.3% |
53.5% MA: 47.3% |
21.9%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8 MA: 7.9% |
18.3%±0.7Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
5.2%±4.2 MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $134,833±$27kLowest 30% above MA |
$250,001Highest 140% above MA |
$155,508±$33k 50% above MA |
$189,250±$63k 82% above MA |
| Home valuemedian, owner-occupied | $519,100±$60kLowest 8% below MA |
$1,582,700±$49kHighest 182% above MA |
$576,700±$41k about the MA average |
$556,800±$96k about the MA average |
| Rentmedian gross, monthly | $2,338±$539 33% above MA |
$2,886±$360Highest 64% above MA |
$948±$599Lowest 46% below MA |
$1,500±$539 15% below MA |
| Wellesley and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,235 21% above MA |
$10,000+Highest at least 67% above MA |
$8,376 40% above MA |
$5,556Lowest 7% below MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
44.1%±8.2Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
85.4%±64.7Highest MA: 51.8% |
| Devens 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% |
4% MA: 10% |
3.2% MA: 10% |
25.3%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
84.4% MA: 62.5% |
86.7%Highest MA: 62.5% |
79.3%Lowest MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1955 9 yrs older than MA |
1981Highest 17 yrs newer than MA |
1950Lowest 14 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
27 minLowest 7% below MA |
35 minHighest 22% above MA |
28 min 4% below MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
32%±2.9 MA: 18.6% |
22.8%±5.3Lowest MA: 18.6% |
28.5%±11.5 MA: 18.6% |
| Lancaster and Wellesley 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 | #6 of 282 in MA | #46 of 282 in MA | — |
| School district | Nashoba | Wellesley | Blackstone Valley Regional Vocational Technical · Mendon-Upton | — |
| High school in town | None in town | Wellesley Sr High | Blackstone Valley | — |
| Students per teacherat that high school | — | 10.8Lowest |
11.2Highest |
— |
| 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.