Compare towns
Needham vs Sutton vs Lancaster
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%).
Sutton has the most homeowners (89.7%).
Lancaster has the most people working from home (33.6%).
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 | Sutton | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
9,452 |
8,606Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
44.3±2.5Highest 11% above MA |
43.1±4.9Lowest 8% 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% |
19.6%±3.3 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
| Lancaster 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% |
52.8% MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Needham and Sutton 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 |
$147,125±$25k 42% above MA |
$134,833±$27kLowest 30% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$523,100±$47k 7% below MA |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
$2,338±$539 33% above MA |
| Needham and Lancaster 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 |
$6,763Lowest 13% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
5.8%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 min about the MA average |
32 minHighest 9% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
33.6%±9.1Highest 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 | #105 of 282 in MA | #145 of 282 in MA |
| School district | — | Sutton | Nashoba |
| High school in town | — | Sutton High School | None in town |
| Students per teacherat that high school | — | 12.6 |
— |
| 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.