Compare towns
Lynnfield vs Upton vs Sutton vs Wakefield
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%).
Upton has the oldest population (median age 46.4).
Sutton has the most affordable homes ($523k median).
Wakefield has the most renters (29.3% 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 | Lynnfield | Upton | Sutton | Wakefield |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 13,064 |
8,189Lowest |
9,452 |
27,793Highest |
| Growth since 20102010 → 2020 census | +12.1%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+8.7% MA: +7.4% |
| Median age | 41.4±2.1Lowest 4% above MA |
46.4±4.8Highest 16% above MA |
44.3±2.5 11% above MA |
42.4±1.7 6% above MA |
| Upton and Sutton 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% |
23.2%±4.5 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
20%±2.2 MA: 19.4% |
| Lynnfield and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 17.9%±2.4Lowest MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19%±1.9 MA: 17.9% |
| Upton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 62.7%Highest MA: 47.3% |
53.5% MA: 47.3% |
52.8%Lowest MA: 47.3% |
59.7% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.2%±1.1 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
4.4%±0.9Highest MA: 7.9% |
| Wakefield and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $175,265±$23kHighest 69% above MA |
$155,508±$33k 50% above MA |
$147,125±$25k 42% above MA |
$134,306±$14kLowest 29% above MA |
| Lynnfield and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $917,600±$31kHighest 63% above MA |
$576,700±$41k about the MA average |
$523,100±$47kLowest 7% below MA |
$723,500±$24k 29% above MA |
| Rentmedian gross, monthly | $2,676±$219Highest 52% above MA |
$948±$599Lowest 46% below MA |
$1,190±$401 32% below MA |
$1,958±$102 11% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$8,376 40% above MA |
$6,763Lowest 13% above MA |
$7,779 30% above MA |
| Renters paying 30%+of income on rent | 69.2%±21.9Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
47.5%±24.4 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
| Lynnfield and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6%Highest MA: 10% |
3.2%Lowest MA: 10% |
5.8% MA: 10% |
4.9% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 87.3% MA: 62.5% |
86.7% MA: 62.5% |
89.7%Highest MA: 62.5% |
70.7%Lowest MA: 62.5% |
| Typical home builtmedian year | 1964 same as MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 10% above MA |
35 minHighest 22% above MA |
30 minLowest about the MA average |
33 min 14% above MA |
| Work from home | 27.4%±4.7Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
| Lynnfield and Wakefield 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 | #46 of 282 in MA | #105 of 282 in MA | #179 of 282 in MA |
| School district | Lynnfield | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Sutton | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Lynnfield High | Blackstone Valley | Sutton High School | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 12.0 |
11.2 |
12.6Highest |
10.7Lowest |
| On TownTapestry | ||||
| Old photos in Our Story | 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.