Compare towns
Lee vs Sutton vs Wilbraham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lee has the shortest commute (18 min average).
Sutton has grown the fastest since 2010 (+4.4%).
Wilbraham has the most kids (23.2% under 18).
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 | Lee | Sutton | Wilbraham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 5,719Lowest |
9,452 |
14,572Highest |
| Growth since 20102010 → 2020 census | -2.6%Lowest MA: +7.4% |
+4.4%Highest MA: +7.4% |
+2.8% MA: +7.4% |
| Median age | 55.2±5.8Highest 38% above MA |
44.3±2.5Lowest 11% above MA |
44.3±2.7Lowest 11% above MA |
| Kids under 18 | 12.6%±5Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
23.2%±3.7Highest MA: 19.4% |
| Wilbraham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 33.4%±6.1Highest MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
23%±3.4 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 44.1%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
51.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 5%±2.1 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
5.2%±1.8Highest MA: 7.9% |
| Wilbraham and Lee are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $83,750±$13kLowest 19% below MA |
$147,125±$25kHighest 42% above MA |
$122,051±$14k 17% above MA |
| Sutton and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $352,700±$19kLowest 37% below MA |
$523,100±$47kHighest 7% below MA |
$416,000±$25k 26% below MA |
| Rentmedian gross, monthly | $1,375±$212Highest 22% below MA |
$1,190±$401 32% below MA |
$1,175±$241Lowest 33% below MA |
| Lee and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $3,980Lowest 34% below MA |
$6,763Highest 13% above MA |
$6,658 11% above MA |
| Renters paying 30%+of income on rent | 57.3%±21.2Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
53.1%±23.8 MA: 51.8% |
| Lee and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 7.2%Highest MA: 10% |
5.8% MA: 10% |
4.6%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 71.1%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
88.8% MA: 62.5% |
| Typical home builtmedian year | 1959Lowest 5 yrs older than MA |
1981Highest 17 yrs newer than MA |
1966 2 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 18 minLowest 38% below MA |
30 minHighest about the MA average |
27 min 9% below MA |
| Work from home | 16.4%±7.8 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
12.9%±3.1Lowest MA: 18.6% |
| Sutton and Lee 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 | #209 of 282 in MA | #105 of 282 in MA | #88 of 282 in MA |
| School district | Lee | Sutton | Hampden-Wilbraham |
| High school in town | Lee Middle/High School | Sutton High School | Minnechaug Regional High |
| Students per teacherat that high school | 9.2Lowest |
12.6 |
14.2Highest |
| On TownTapestry | |||
| Old photos in History | 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.