Compare towns
Lynnfield vs Webster 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%).
Webster has the most affordable homes ($333k median).
Wakefield has the oldest population (median age 42.4).
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 | Webster | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 13,064 |
12,228Lowest |
27,793Highest |
| Growth since 20102010 → 2020 census | +12.1%Highest MA: +7.4% |
+6.9%Lowest MA: +7.4% |
+8.7% MA: +7.4% |
| Median age | 41.4±2.1 4% above MA |
37.2±2.1Lowest 7% below MA |
42.4±1.7Highest 6% above MA |
| Wakefield and Lynnfield 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% |
21.8%±3.6 MA: 19.4% |
20%±2.2Lowest MA: 19.4% |
| Lynnfield and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.9%±2.4 MA: 17.9% |
15.7%±2.5Lowest MA: 17.9% |
19%±1.9Highest MA: 17.9% |
| Wakefield and Lynnfield 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% |
18.8%Lowest MA: 47.3% |
59.7% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.2%±1.1Lowest MA: 7.9% |
6%±1.8Highest MA: 7.9% |
4.4%±0.9 MA: 7.9% |
| Webster and Wakefield 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 |
$63,837±$8kLowest 39% below MA |
$134,306±$14k 29% above MA |
| Home valuemedian, owner-occupied | $917,600±$31kHighest 63% above MA |
$333,100±$14kLowest 41% below MA |
$723,500±$24k 29% above MA |
| Rentmedian gross, monthly | $2,676±$219Highest 52% above MA |
$1,198±$85Lowest 32% below MA |
$1,958±$102 11% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$3,234Lowest 46% below MA |
$7,779 30% above MA |
| Renters paying 30%+of income on rent | 69.2%±21.9Highest MA: 51.8% |
46.1%±7.4 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
| Lynnfield and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6% MA: 10% |
16%Highest MA: 10% |
4.9%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 87.3%Highest MA: 62.5% |
45.5%Lowest MA: 62.5% |
70.7% MA: 62.5% |
| Typical home builtmedian year | 1964Highest same as MA |
1954Lowest 10 yrs older than MA |
1956 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 32 min 10% above MA |
28 minLowest 5% below MA |
33 minHighest 14% above MA |
| Work from home | 27.4%±4.7Highest MA: 18.6% |
7.1%±2.9Lowest 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 | #271 of 282 in MA | #179 of 282 in MA |
| School district | Lynnfield | — | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Lynnfield High | — | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 12.0Highest |
— | 10.7Lowest |
| 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.