Compare towns
Needham vs Sutton vs Webster 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%).
Sutton has the oldest population (median age 44.3).
Webster has the most affordable homes ($362k 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 | Sutton | Webster | Sudbury |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 32,459Highest |
9,452Lowest |
17,748 |
19,306 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+6% MA: +7.4% |
+7.2% 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 |
42.3±2.1 6% 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%±2.2 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
19.6%±2.9Lowest 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% |
18.8%±3.2 MA: 17.9% |
19.6%±2.5Highest MA: 17.9% |
15.5%±1.8Lowest 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% MA: 47.3% |
52.8% MA: 47.3% |
25.3%Lowest MA: 47.3% |
83.3%Highest 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% |
4.7%±1.6 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±$13k 106% above MA |
$147,125±$25k 42% above MA |
$72,895±$6kLowest 30% below 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 |
$523,100±$47k 7% below MA |
$361,500±$12kLowest 36% below MA |
$988,900±$42k 76% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
$1,228±$81 30% below MA |
$1,445±$895 18% below MA |
| Needham and Sudbury 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 |
$6,763 13% above MA |
$3,999Lowest 33% below MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
45.7%±6.7 MA: 51.8% |
44.8%±12.1Lowest 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% MA: 10% |
5.8% MA: 10% |
12.7%Highest MA: 10% |
3%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
89.7% MA: 62.5% |
59.8%Lowest MA: 62.5% |
89.9%Highest 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 |
1977 13 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 28 minLowest 5% below MA |
30 min about the MA average |
31 min 5% above MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
22.7%±4.1 MA: 18.6% |
8%±2.5Lowest 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 | #105 of 282 in MA | #271 of 282 in MA | #15 of 282 in MA |
| School district | — | Sutton | Webster | Lincoln-Sudbury · Sudbury |
| High school in town | — | Sutton High School | Bartlett High School | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | — | 12.6Highest |
11.6 |
11.3Lowest |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.