Compare towns
Mason vs Pepperell vs Webster
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Mason has grown the fastest since 2010 (+4.8%).
Pepperell has the most expensive homes ($482k median).
Webster has the most affordable homes ($339k 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 | Mason | Pepperell | Webster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 1,451Lowest |
11,663Highest |
2,227 |
| Growth since 20102010 → 2020 census | +4.8%Highest U.S.: +7.4% |
+0.9%Lowest U.S.: +7.4% |
+2.2% U.S.: +7.4% |
| Median age | 43.7±2.3 12% above U.S. |
42.4±3.3Lowest 9% above U.S. |
44.7±7.6Highest 15% above U.S. |
| Webster and Mason are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 28.8%±6.3Highest U.S.: 22% |
20.1%±3.3Lowest U.S.: 22% |
22.6%±8 U.S.: 22% |
| Mason and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 15.6%±2.1Lowest U.S.: 17.2% |
18.2%±2.3 U.S.: 17.2% |
19.4%±1.3Highest U.S.: 17.2% |
| Webster and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 39.5% U.S.: 35.7% |
43.8%Highest U.S.: 35.7% |
30.7%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 1.8%±1.1Lowest U.S.: 6.4% |
5.7%±2.3Highest U.S.: 6.4% |
3%±1.4 U.S.: 6.4% |
| Pepperell and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $111,090±$3k 38% above U.S. |
$124,073±$12kHighest 54% above U.S. |
$107,171±$14kLowest 33% above U.S. |
| Pepperell and Mason are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $384,000±$21k 15% above U.S. |
$482,100±$14kHighest 45% above U.S. |
$338,500±$30kLowest about the U.S. average |
| Rentmedian gross, monthly | $2,530±$852Highest 79% above U.S. |
$1,295±$238Lowest 8% below U.S. |
$1,396±$622 about the U.S. average |
| Mason and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $7,049Highest 126% above U.S. |
$6,698 115% above U.S. |
$6,021Lowest 93% above U.S. |
| Renters paying 30%+of income on rent | 87.2%±42.4Highest U.S.: 51.1% |
45.1%±16.1Lowest U.S.: 51.1% |
53.6%±71 U.S.: 51.1% |
| Mason and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.7%Lowest U.S.: 12.5% |
8% U.S.: 12.5% |
9.6%Highest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 90.7% U.S.: 65.2% |
84.3%Lowest U.S.: 65.2% |
96%Highest U.S.: 65.2% |
| Typical home builtmedian year | 1988Highest 8 yrs newer than U.S. |
1981 1 yr newer than U.S. |
1979Lowest 1 yr older than U.S. |
| Getting to work | |||
| Average commuteone way | 41 minHighest 55% above U.S. |
34 min 28% above U.S. |
31 minLowest 16% above U.S. |
| Work from home | 20.7%±4.5Highest U.S.: 15.1% |
18.1%±2.7 U.S.: 15.1% |
17.1%±3.9Lowest U.S.: 15.1% |
| Mason and Pepperell 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 | — | #153 of 282 in MA | — |
| School district | Mason School District | North Middlesex | Merrimack Valley School District |
| High school in town | None in town | None in town | None in town |
| On TownTapestry | |||
| Old photos in Our Story | None yet | None yet | None yet |
U.S. 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.