Compare towns
Needham vs Beverly vs Sutton
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).
Beverly has the most renters (39.9% rent).
Sutton has the most affordable homes ($523k 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 | Beverly | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
42,665Highest |
9,452Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+8% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
39±1.8Lowest about the MA average |
44.3±2.5Highest 11% 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% |
18.5%±1.8Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
19.4%±1.7Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Beverly 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% |
53.4% MA: 47.3% |
52.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
11.3%±0.8Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$106,044±$7kLowest about the MA average |
$147,125±$25k 42% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$650,300±$13k 16% above MA |
$523,100±$47kLowest 7% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,771±$106 about the MA average |
$1,190±$401Lowest 32% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,836 14% above MA |
$6,763Lowest 13% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
| Needham and Beverly 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% |
9.4%Highest MA: 10% |
5.8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
60.1%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1956Lowest 8 yrs older than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 minHighest 3% above MA |
30 min about the MA average |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.3%±2.4Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #144 of 282 in MA | #105 of 282 in MA |
| School district | Needham | Beverly | Sutton |
| High school in town | Needham High | Beverly High | Sutton High School |
| Students per teacherat that high school | 11.9Lowest |
12.2 |
12.6Highest |
| 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.