Compare towns
Needham vs Sutton vs Webster
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Needham has the most expensive homes ($1189k median).
Sutton has the most homeowners (89.7%).
Webster has the most affordable homes ($362k 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 | Sutton | Webster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
9,452Lowest |
17,748 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+6% MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
44.3±2.5Highest 11% above MA |
39.9±2.9Lowest about the MA average |
| 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%±3.3Lowest MA: 19.4% |
19.6%±2.9Lowest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19.6%±2.5Highest MA: 17.9% |
| Webster 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% |
25.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
| Webster 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 |
$147,125±$25k 42% above MA |
$72,895±$6kLowest 30% below MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$523,100±$47k 7% below MA |
$361,500±$12kLowest 36% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
$1,228±$81 30% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,763 13% above MA |
$3,999Lowest 33% below MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
45.7%±6.7Lowest 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% |
5.8% MA: 10% |
12.7%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
59.8%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1962Lowest 2 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 min about the MA average |
31 minHighest 5% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #105 of 282 in MA | #271 of 282 in MA |
| School district | — | Sutton | Webster |
| High school in town | — | Sutton High School | Bartlett High School |
| Students per teacherat that high school | — | 12.6Highest |
11.6Lowest |
| 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.