Compare towns
Mendon vs Needham vs Lancaster vs Upton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Mendon has the most homeowners (86.9%).
Needham has the most expensive homes ($1189k median).
Lancaster has the most affordable homes ($519k median).
Upton has the oldest population (median age 46.4).
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 | Mendon | Needham | Lancaster | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 6,325Lowest |
32,459Highest |
8,606 |
8,189 |
| Growth since 20102010 → 2020 census | +6.7% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.8%Lowest MA: +7.4% |
+6.1% MA: +7.4% |
| Median age | 44.1±4.4 10% above MA |
43.1±1.6Lowest 8% above MA |
43.1±4.9Lowest 8% above MA |
46.4±4.8Highest 16% above MA |
| Upton and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 22.8%±6.2 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
23.2%±4.5 MA: 19.4% |
| Needham and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 14.7%±3.4Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
19.9%±4.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 46.9%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
50.3% MA: 47.3% |
53.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 6.8%±2.5Highest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Mendon and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $132,256±$33kLowest 27% above MA |
$214,308±$13kHighest 106% above MA |
$134,833±$27k 30% above MA |
$155,508±$33k 50% above MA |
| Home valuemedian, owner-occupied | $616,000±$37k 10% above MA |
$1,188,500±$43kHighest 111% above MA |
$519,100±$60kLowest 8% below MA |
$576,700±$41k about the MA average |
| Rentmedian gross, monthly | $1,840±$196 4% above MA |
$2,409±$183Highest 37% above MA |
$2,338±$539 33% above MA |
$948±$599Lowest 46% below MA |
| Needham and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,213Lowest 20% above MA |
$10,000+Highest at least 67% above MA |
$7,235 21% above MA |
$8,376 40% above MA |
| Renters paying 30%+of income on rent | 78.7%±26Highest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
68.3%±36.7 MA: 51.8% |
52.8%±31Lowest MA: 51.8% |
| Mendon and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 7.1%Highest MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 86.9%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
85.1% MA: 62.5% |
86.7% MA: 62.5% |
| Typical home builtmedian year | 1985Highest 21 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1971 7 yrs newer than MA |
1981 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min 4% above MA |
28 minLowest 5% below MA |
32 min 9% above MA |
35 minHighest 22% above MA |
| Work from home | 15.1%±5.7Lowest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
| Lancaster and Needham 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 | #210 of 282 in MA | #19 of 282 in MA | #145 of 282 in MA | #46 of 282 in MA |
| School district | Mendon-Upton | Needham | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | None in town | Needham High | None in town | Blackstone Valley |
| Students per teacherat that high school | — | 11.9Highest |
— | 11.2Lowest |
| On TownTapestry | ||||
| Old photos in History | 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.