Compare towns
Needham vs Beverly vs Andover
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Needham has the most expensive homes ($1189k median).
Beverly has the most renters (39.9% 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 | Needham | Beverly | Andover |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Lowest |
42,665Highest |
36,652 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+8%Lowest MA: +7.4% |
+10.1% MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
39±1.8Lowest about the MA average |
42.9±1 7% above MA |
| Needham and Andover are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
18.5%±1.8Lowest MA: 19.4% |
23.6%±1.8 MA: 19.4% |
| Needham and Andover are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.7%±1.7 MA: 17.9% |
19.4%±1.7Highest MA: 17.9% |
16%±1.3Lowest MA: 17.9% |
| Beverly and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
53.4%Lowest MA: 47.3% |
75.6% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Lowest MA: 7.9% |
11.3%±0.8Highest MA: 7.9% |
8.1%±0.8 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$106,044±$7kLowest about the MA average |
$172,606±$16k 66% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$650,300±$13kLowest 16% above MA |
$855,600±$22k 52% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,771±$106Lowest about the MA average |
$2,201±$129 25% above MA |
| Needham and Andover are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,836Lowest 14% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
39.7%±7.7Lowest MA: 51.8% |
| Needham and Beverly are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
9.4%Highest MA: 10% |
2.9%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
60.1%Lowest MA: 62.5% |
79.9% MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1956Lowest 8 yrs older than MA |
1973Highest 9 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 minHighest 3% above MA |
29 min about the MA average |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.3%±2.4Lowest MA: 18.6% |
30.4%±2.1 MA: 18.6% |
| Needham and Andover 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 | #19 of 282 in MA | #144 of 282 in MA | #68 of 282 in MA |
| School district | — | Beverly | Andover · Greater Lawrence Regional Vocational Technical |
| High school in town | — | Beverly High | Gr Lawrence Regional Vocational Technical |
| Students per teacherat that high school | — | 12.2Lowest |
12.8Highest |
| 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.