Compare towns
Needham vs Newton vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Needham has grown the fastest since 2010 (+11.1%).
Newton has the most renters (30% rent).
Sutton has the most affordable homes ($523k 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 | Newton | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
89,044Highest |
9,452Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
42.1±0.9Lowest 5% above MA |
44.3±2.5Highest 11% above MA |
| Sutton 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% |
20.5%±1 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
19.1%±0.9Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Newton and Sutton 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% |
81.1% MA: 47.3% |
52.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
11.1%±0.7Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$190,304±$9k 83% above MA |
$147,125±$25kLowest 42% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43k 111% above MA |
$1,264,900±$43kHighest 125% above MA |
$523,100±$47kLowest 7% below MA |
| Newton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,370±$81 35% above MA |
$1,190±$401Lowest 32% below MA |
| Needham and Newton 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 |
$10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
43.3%±4.5Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
| Needham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7%Lowest MA: 10% |
4.5% MA: 10% |
5.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
70%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1942Lowest 22 yrs older than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
27 minLowest 9% below MA |
30 minHighest about the MA average |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
32.2%±2 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
| Needham and Newton 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 | #25 of 282 in MA | #105 of 282 in MA |
| School district | — | Newton | Sutton |
| High school in town | — | Newton North High | Sutton High School |
| Students per teacherat that high school | — | 10.8Lowest |
12.6Highest |
| 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.