Compare towns
Needham vs Upton vs Lancaster vs Needham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Upton has the oldest population (median age 46.4).
Lancaster has the most affordable homes ($519k 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 | Upton | Lancaster | Needham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 32,459Highest |
8,189Lowest |
8,606 |
32,459Highest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+4.8%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
46.4±4.8Highest 16% above MA |
43.1±4.9Lowest 8% above MA |
43.1±1.6Lowest 8% above MA |
| Upton 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% |
23.2%±4.5 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
| Upton and Lancaster 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% |
53.5% MA: 47.3% |
50.3%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$155,508±$33k 50% above MA |
$134,833±$27kLowest 30% above MA |
$214,308±$13kHighest 106% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$576,700±$41k about the MA average |
$519,100±$60kLowest 8% below MA |
$1,188,500±$43kHighest 111% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$948±$599Lowest 46% below MA |
$2,338±$539 33% above MA |
$2,409±$183Highest 37% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$8,376 40% above MA |
$7,235Lowest 21% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
52.8%±31Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
55.9%±8.5 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%Highest MA: 10% |
3.2% MA: 10% |
1.4%Lowest MA: 10% |
3.7%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
86.7%Highest MA: 62.5% |
85.1% MA: 62.5% |
83.1%Lowest 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 |
1965Lowest 1 yr newer than MA |
| Getting to work | ||||
| Average commuteone way | 28 minLowest 5% below MA |
35 minHighest 22% above MA |
32 min 9% above MA |
28 minLowest 5% below MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
22.8%±5.3Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
32.4%±2.4 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 | #46 of 282 in MA | #145 of 282 in MA | #19 of 282 in MA |
| School district | — | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Nashoba | Needham |
| High school in town | — | Blackstone Valley | None in town | Needham High |
| Students per teacherat that high school | — | 11.2Lowest |
— | 11.9Highest |
| 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.