Compare towns
Needham vs Sutton vs Sudbury
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Needham has grown the fastest since 2010 (+11.1%).
Sutton has the most affordable homes ($363k 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 | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
2,239Lowest |
19,306 |
| Growth since 20102010 → 2020 census | +11.1%Highest U.S.: +7.4% |
+7.7% U.S.: +7.4% |
+7.2%Lowest U.S.: +7.4% |
| Median age | 43.1±1.6 11% above U.S. |
48.1±4.1Highest 24% above U.S. |
42.3±2.1Lowest 9% above U.S. |
| 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 U.S.: 22% |
20.5%±3.8Lowest U.S.: 22% |
28.5%±3.2Highest U.S.: 22% |
| 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 U.S.: 17.2% |
21.6%±5.9Highest U.S.: 17.2% |
15.5%±1.8Lowest U.S.: 17.2% |
| Sutton 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% U.S.: 35.7% |
44.3%Lowest U.S.: 35.7% |
83.3%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest U.S.: 6.4% |
4.9%±3.6 U.S.: 6.4% |
4.7%±1.6Lowest U.S.: 6.4% |
| 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±$13k 165% above U.S. |
$130,313±$31kLowest 61% above U.S. |
$236,250±$17kHighest 193% above U.S. |
| 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 257% above U.S. |
$362,600±$16kLowest 9% above U.S. |
$988,900±$42k 197% above U.S. |
| Rentmedian gross, monthly | $2,409±$183Highest 70% above U.S. |
$1,656±$614 17% above U.S. |
$1,445±$895Lowest about the U.S. average |
| Needham and Sutton 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 221% above U.S. |
$7,652Lowest 145% above U.S. |
$10,000+Highest at least 221% above U.S. |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest U.S.: 51.1% |
27.6%±47.2Lowest U.S.: 51.1% |
44.8%±12.1 U.S.: 51.1% |
| 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% U.S.: 12.5% |
4.8%Highest U.S.: 12.5% |
3%Lowest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest U.S.: 65.2% |
95.7%Highest U.S.: 65.2% |
89.9% U.S.: 65.2% |
| Typical home builtmedian year | 1965Lowest 15 yrs older than U.S. |
1971 9 yrs older than U.S. |
1977Highest 3 yrs older than U.S. |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% above U.S. |
29 min 11% above U.S. |
35 minHighest 31% above U.S. |
| Work from home | 32.4%±2.4 U.S.: 15.1% |
14.8%±5.6Lowest U.S.: 15.1% |
33%±3.6Highest U.S.: 15.1% |
| 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 | — | Kearsarge Regional School District | Lincoln-Sudbury · Sudbury |
| High school in town | — | Kearsarge Regional High School | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | — | 10.4Lowest |
11.3Highest |
| On TownTapestry | |||
| Old photos in History | None yet | None yet | None yet |
U.S. 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.