Compare towns
Needham vs Danvers vs Lancaster
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%).
Danvers has the most renters (30.8% rent).
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 | Danvers | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
28,098 |
8,606Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+6% MA: +7.4% |
+4.8%Lowest MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
45.3±3Highest 13% above MA |
43.1±4.9Lowest 8% above MA |
| Danvers 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% |
17.2%±2Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
22.6%±2.2Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Danvers 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% |
48.4%Lowest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4%±1.3 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Needham and Danvers 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 |
$125,395±$10kLowest 21% above MA |
$134,833±$27k 30% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$644,200±$23k 15% above MA |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,076±$192Lowest 18% above MA |
$2,338±$539 33% above MA |
| Needham and Lancaster 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 |
$6,654Lowest 11% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
48.8%±8.6Lowest MA: 51.8% |
68.3%±36.7Highest 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% MA: 10% |
4.8%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
69.2%Lowest MA: 62.5% |
85.1%Highest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1963Lowest 1 yr older than MA |
1971Highest 7 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
28 min about the MA average |
32 minHighest 9% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
19.3%±3.6Lowest MA: 18.6% |
33.6%±9.1Highest 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 | #91 of 282 in MA | #145 of 282 in MA |
| School district | Needham | Essex North Shore Agricultural and Technical School District · Danvers | Nashoba |
| High school in town | Needham High | Essex North Shore Agricultural and Technical School | None in town |
| Students per teacherat that high school | 11.9Lowest |
12.8Highest |
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| 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.