Compare towns
Needham vs Needham vs Sudbury
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sudbury has the most affordable homes ($989k 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 | Needham | Needham | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
32,459Highest |
19,306Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+7.2%Lowest MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
43.1±1.6Highest 8% above MA |
42.3±2.1Lowest 6% above MA |
| Kids under 18 | 27.5%±2.2Lowest MA: 19.4% |
27.5%±2.2Lowest MA: 19.4% |
28.5%±3.2Highest MA: 19.4% |
| Sudbury and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.7%±1.7Highest MA: 17.9% |
17.7%±1.7Highest MA: 17.9% |
15.5%±1.8Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.9%Lowest MA: 47.3% |
81.9%Lowest MA: 47.3% |
83.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
4.7%±1.6Lowest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13kLowest 106% above MA |
$214,308±$13kLowest 106% above MA |
$236,250±$17kHighest 127% above MA |
| Sudbury and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$1,188,500±$43kHighest 111% above MA |
$988,900±$42kLowest 76% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,409±$183Highest 37% above MA |
$1,445±$895Lowest 18% below MA |
| Property taxmedian, yearly | $10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
44.8%±12.1Lowest MA: 51.8% |
| Below poverty line | 3.7%Highest MA: 10% |
3.7%Highest MA: 10% |
3%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
83.1%Lowest MA: 62.5% |
89.9%Highest MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1965Lowest 1 yr newer than MA |
1977Highest 13 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
28 minLowest 5% below MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4Lowest MA: 18.6% |
32.4%±2.4Lowest MA: 18.6% |
33%±3.6Highest MA: 18.6% |
| Sudbury 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 | #19 of 282 in MA | #15 of 282 in MA |
| School district | — | Needham | Lincoln-Sudbury · Sudbury |
| High school in town | — | Needham High | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | — | 11.9Highest |
11.3Lowest |
| On TownTapestry | |||
| Old photos in Our Story | 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.