Compare towns
Needham vs Lancaster vs Needham vs Dedham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lancaster has the most affordable homes ($519k median).
Dedham has the most renters (26.6% 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 | Lancaster | Needham | Dedham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 32,459Highest |
8,606Lowest |
32,459Highest |
25,237 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+2.6%Lowest MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
43.1±4.9Lowest 8% above MA |
43.1±1.6Lowest 8% above MA |
44.6±1.6Highest 12% above MA |
| Dedham and Needham 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% |
19.2%±4 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
18.6%±1.9Lowest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
21.9%±2Highest MA: 17.9% |
| Dedham and Lancaster 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% |
50.3%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
55% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
5.6%±1Highest MA: 7.9% |
| Dedham and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$134,833±$27k 30% above MA |
$214,308±$13kHighest 106% above MA |
$128,955±$10kLowest 24% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$519,100±$60kLowest 8% below MA |
$1,188,500±$43kHighest 111% above MA |
$661,800±$16k 18% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,338±$539 33% above MA |
$2,409±$183Highest 37% above MA |
$2,042±$182Lowest 16% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$7,235Lowest 21% above MA |
$10,000+Highest at least 67% above MA |
$7,918 32% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
55.9%±8.5Lowest MA: 51.8% |
56.4%±10 MA: 51.8% |
| Lancaster and Dedham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 3.7% MA: 10% |
1.4%Lowest MA: 10% |
3.7% MA: 10% |
5.6%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
85.1%Highest MA: 62.5% |
83.1% MA: 62.5% |
73.4%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1971Highest 7 yrs newer than MA |
1965 1 yr newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 28 minLowest 5% below MA |
32 minHighest 9% above MA |
28 minLowest 5% below MA |
29 min about the MA average |
| Work from home | 32.4%±2.4 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
20%±2.7Lowest 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 | #19 of 282 in MA | #145 of 282 in MA | #19 of 282 in MA | #119 of 282 in MA |
| School district | — | Nashoba | Needham | Dedham |
| High school in town | — | None in town | Needham High | Dedham High |
| Students per teacherat that high school | — | — | 11.9Highest |
10.4Lowest |
| 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.