Compare towns
Lawrence vs Needham vs Fall River vs Lowell
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lawrence has grown the fastest since 2010 (+16.7%).
Needham has the most people working from home (32.4%).
Fall River has the most affordable homes ($396k 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 | Lawrence | Needham | Fall River | Lowell |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 88,736 |
32,459Lowest |
94,082 |
118,368Highest |
| Growth since 20102010 → 2020 census | +16.7%Highest MA: +7.4% |
+11.1% MA: +7.4% |
+5.8%Lowest MA: +7.4% |
+8.5% MA: +7.4% |
| Median age | 32.6±0.9Lowest 19% below MA |
43.1±1.6Highest 8% above MA |
39.3±1.2 about the MA average |
35.6±0.8 11% below MA |
| Kids under 18 | 26.3%±1.6 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.9%±1.2Lowest MA: 19.4% |
21.7%±1.3 MA: 19.4% |
| Needham and Lawrence are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 10.5%±0.9Lowest MA: 17.9% |
17.7%±1.7Highest MA: 17.9% |
16.1%±0.9 MA: 17.9% |
12.6%±0.8 MA: 17.9% |
| Needham and Fall River are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 16.8% MA: 47.3% |
81.9%Highest MA: 47.3% |
16.4%Lowest MA: 47.3% |
30% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±0.8 MA: 7.9% |
5.4%±1.1 MA: 7.9% |
4.1%±0.6Lowest MA: 7.9% |
9.7%±0.6Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $60,433±$3k 42% below MA |
$214,308±$13kHighest 106% above MA |
$56,673±$3kLowest 45% below MA |
$78,658±$4k 24% below MA |
| Home valuemedian, owner-occupied | $415,200±$23k 26% below MA |
$1,188,500±$43kHighest 111% above MA |
$395,500±$11kLowest 30% below MA |
$429,200±$11k 24% below MA |
| Rentmedian gross, monthly | $1,662±$50 6% below MA |
$2,409±$183Highest 37% above MA |
$1,155±$27Lowest 34% below MA |
$1,625±$40 8% below MA |
| Property taxmedian, yearly | $3,422Lowest 43% below MA |
$10,000+Highest at least 67% above MA |
$3,953 34% below MA |
$4,499 25% below MA |
| Renters paying 30%+of income on rent | 60.6%±3.6Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
52.5%±3.3 MA: 51.8% |
52.4%±3.8Lowest MA: 51.8% |
| Lawrence and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 17.6% MA: 10% |
3.7%Lowest MA: 10% |
19.6%Highest MA: 10% |
16.9% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 28.1%Lowest MA: 62.5% |
83.1%Highest MA: 62.5% |
35.3% MA: 62.5% |
43.2% MA: 62.5% |
| Typical home builtmedian year | 1950 14 yrs older than MA |
1965Highest 1 yr newer than MA |
1945Lowest 19 yrs older than MA |
1953 11 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 23 minLowest 21% below MA |
28 min 5% below MA |
26 min 11% below MA |
28 minHighest 4% below MA |
| Work from home | 6.8%±1.2Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
7.1%±1.2 MA: 18.6% |
10.6%±1.3 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #278 of 282 in MA | #19 of 282 in MA | #262 of 282 in MA | #255 of 282 in MA |
| School district | Lawrence | Needham | Fall River · Greater Fall River Regional Vocational Technical | Lowell |
| High school in town | Lawrence High School | Needham High | B M C Durfee High | Lowell High |
| Students per teacherat that high school | 13.6 |
11.9 |
11.3Lowest |
14.8Highest |
| 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.