Compare towns
Lancaster vs Wilbraham vs Mendon
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%).
Wilbraham has the most affordable homes ($416k 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 | Wilbraham | Mendon |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,606 |
14,572Highest |
6,325Lowest |
| Growth since 20102010 → 2020 census | +4.8% MA: +7.4% |
+2.8%Lowest MA: +7.4% |
+6.7%Highest MA: +7.4% |
| Median age | 43.1±4.9Lowest 8% above MA |
44.3±2.7Highest 11% above MA |
44.1±4.4 10% above MA |
| Wilbraham and Mendon 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% |
23.2%±3.7Highest MA: 19.4% |
22.8%±6.2 MA: 19.4% |
| Wilbraham and Mendon 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% |
23%±3.4Highest MA: 17.9% |
14.7%±3.4Lowest MA: 17.9% |
| Wilbraham 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% |
51.9%Highest MA: 47.3% |
46.9%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3%±1.8Lowest MA: 7.9% |
5.2%±1.8 MA: 7.9% |
6.8%±2.5Highest MA: 7.9% |
| Mendon and Wilbraham 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 |
$122,051±$14kLowest 17% above MA |
$132,256±$33k 27% 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 |
$416,000±$25kLowest 26% below MA |
$616,000±$37kHighest 10% above 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 |
$1,175±$241Lowest 33% below MA |
$1,840±$196 4% above 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 |
$6,658Lowest 11% above MA |
$7,213 20% above MA |
| Renters paying 30%+of income on rent | 68.3%±36.7 MA: 51.8% |
53.1%±23.8Lowest MA: 51.8% |
78.7%±26Highest 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% |
4.6% MA: 10% |
7.1%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1%Lowest MA: 62.5% |
88.8%Highest MA: 62.5% |
86.9% MA: 62.5% |
| Typical home builtmedian year | 1971 7 yrs newer than MA |
1966Lowest 2 yrs newer than MA |
1985Highest 21 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 32 minHighest 9% above MA |
27 minLowest 9% below MA |
30 min 4% above MA |
| Work from home | 33.6%±9.1Highest MA: 18.6% |
12.9%±3.1Lowest MA: 18.6% |
15.1%±5.7 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #145 of 282 in MA | #88 of 282 in MA | #210 of 282 in MA |
| School district | Nashoba | Hampden-Wilbraham | Mendon-Upton |
| High school in town | None in town | Minnechaug Regional High | None in town |
| Students per teacherat that high school | — | 14.2 |
— |
| On TownTapestry | |||
| Old photos in Our Story | 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.