Compare towns
Needham vs Pinehurst vs Sudbury
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%).
Pinehurst has the most affordable homes ($624k median).
Sudbury has the highest household income ($236k).
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 | Pinehurst | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
6,845Lowest |
19,306 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+3%Lowest MA: +7.4% |
+7.2% MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
42.6±2 7% above MA |
42.3±2.1Lowest 6% above MA |
| Needham and Pinehurst are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 27.5%±2.2 MA: 19.4% |
19.8%±4.1Lowest 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%±1.7 MA: 17.9% |
21.1%±3.2Highest MA: 17.9% |
15.5%±1.8Lowest MA: 17.9% |
| Pinehurst 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% MA: 47.3% |
34.2%Lowest MA: 47.3% |
83.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
5.5%±1.8Highest MA: 7.9% |
4.7%±1.6Lowest MA: 7.9% |
| Pinehurst 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±$13k 106% above MA |
$146,250±$27kLowest 41% 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 |
$623,800±$22kLowest 11% above MA |
$988,900±$42k 76% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,946±$1k 10% above MA |
$1,445±$895Lowest 18% below MA |
| Needham and Pinehurst 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 |
$6,316Lowest 5% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
32%±58.1Lowest MA: 51.8% |
44.8%±12.1 MA: 51.8% |
| Needham and Sudbury are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7%Highest MA: 10% |
2.9%Lowest MA: 10% |
3% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
97.4%Highest MA: 62.5% |
89.9% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1972 8 yrs newer than MA |
1977Highest 13 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
27 minLowest 7% below MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
13.1%±3.2Lowest 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 | — | #15 of 282 in MA |
| School district | — | — | Lincoln-Sudbury · Sudbury |
| High school in town | — | — | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | — | — | 11.3 |
| 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.