Compare towns
Mendon vs Sutton vs Ayer vs Lancaster
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 expensive homes ($616k median).
Sutton has the highest household income ($147k).
Ayer has grown the fastest since 2010 (+14.2%).
Lancaster has the most people working from home (33.6%).
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 | Sutton | Ayer | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 6,325Lowest |
9,452Highest |
8,645 |
8,606 |
| Growth since 20102010 → 2020 census | +6.7% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+14.2%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.1±4.4 10% above MA |
44.3±2.5Highest 11% above MA |
39.2±2.8Lowest about the MA average |
43.1±4.9 8% above MA |
| Sutton and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 22.8%±6.2Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
20.3%±3.9 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Mendon and Ayer are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 14.7%±3.4 MA: 17.9% |
18.8%±3.2 MA: 17.9% |
14.5%±2.8Lowest MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 46.9% MA: 47.3% |
52.8%Highest MA: 47.3% |
42.3%Lowest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 6.8%±2.5Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
4.5%±1.5 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Mendon and Ayer are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $132,256±$33k 27% above MA |
$147,125±$25kHighest 42% above MA |
$101,875±$15kLowest about the MA average |
$134,833±$27k 30% above MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $616,000±$37kHighest 10% above MA |
$523,100±$47k 7% below MA |
$463,800±$29kLowest 17% below MA |
$519,100±$60k 8% below MA |
| Rentmedian gross, monthly | $1,840±$196 4% above MA |
$1,190±$401Lowest 32% below MA |
$1,415±$180 20% below MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Mendon are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,213 20% above MA |
$6,763 13% above MA |
$5,057Lowest 16% below MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 78.7%±26Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
45.1%±14.2Lowest MA: 51.8% |
68.3%±36.7 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% MA: 10% |
5.8% MA: 10% |
10.7%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 86.9% MA: 62.5% |
89.7%Highest MA: 62.5% |
69.2%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1985Highest 21 yrs newer than MA |
1981 17 yrs newer than MA |
1977 13 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min 4% above MA |
30 minLowest about the MA average |
33 minHighest 13% above MA |
32 min 9% above MA |
| Work from home | 15.1%±5.7Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
21.6%±5.9 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Sutton 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 | #105 of 282 in MA | #113 of 282 in MA | #145 of 282 in MA |
| School district | Mendon-Upton | Sutton | Ayer Shirley School District | Nashoba |
| High school in town | None in town | Sutton High School | Ayer Shirley Regional High School | None in town |
| Students per teacherat that high school | — | 12.6Highest |
11.5Lowest |
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| On TownTapestry | ||||
| Old photos in History | None yet | None yet | 12 photos → | 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.