Compare towns
Lynnfield vs Needham vs North Reading
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lynnfield has grown the fastest since 2010 (+12.1%).
Needham has the most expensive homes ($1189k median).
North Reading has the most affordable homes ($711k 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 | Lynnfield | Needham | North Reading |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 13,064Lowest |
32,459Highest |
15,765 |
| Growth since 20102010 → 2020 census | +12.1%Highest MA: +7.4% |
+11.1% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 41.4±2.1Lowest 4% above MA |
43.1±1.6Highest 8% above MA |
43±2.8 8% above MA |
| Needham and North Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 28%±4.2Highest MA: 19.4% |
27.5%±2.2 MA: 19.4% |
22.3%±2.4Lowest MA: 19.4% |
| Lynnfield and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.9%±2.4Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
16.7%±2Lowest MA: 17.9% |
| Lynnfield and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 62.7% MA: 47.3% |
81.9%Highest MA: 47.3% |
56.4%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.2%±1.1Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
4.2%±1.2 MA: 7.9% |
| Needham and North Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $175,265±$23k 69% above MA |
$214,308±$13kHighest 106% above MA |
$147,768±$25kLowest 42% above MA |
| Home valuemedian, owner-occupied | $917,600±$31k 63% above MA |
$1,188,500±$43kHighest 111% above MA |
$710,500±$24kLowest 26% above MA |
| Rentmedian gross, monthly | $2,676±$219Highest 52% above MA |
$2,409±$183 37% above MA |
$2,259±$356Lowest 28% above MA |
| Lynnfield and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
$9,693Lowest 62% above MA |
| Renters paying 30%+of income on rent | 69.2%±21.9 MA: 51.8% |
55.9%±8.5Lowest MA: 51.8% |
75.5%±25.2Highest MA: 51.8% |
| North Reading and Lynnfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6%Highest MA: 10% |
3.7% MA: 10% |
2.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 87.3%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
84.3% MA: 62.5% |
| Typical home builtmedian year | 1964Lowest same as MA |
1965 1 yr newer than MA |
1975Highest 11 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 32 min 10% above MA |
28 minLowest 5% below MA |
34 minHighest 15% above MA |
| Work from home | 27.4%±4.7 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
26.1%±4.6Lowest MA: 18.6% |
| Needham and Lynnfield 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 | #27 of 282 in MA | #19 of 282 in MA | #33 of 282 in MA |
| School district | Lynnfield | — | North Reading |
| High school in town | Lynnfield High | — | North Reading High |
| Students per teacherat that high school | 12.0Highest |
— | 10.1Lowest |
| 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.