Compare towns
Needham vs Dedham vs Hull
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%).
Dedham has the most renters (26.6% rent).
Hull has the oldest population (median age 56.1).
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 | Dedham | Hull |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
25,237 |
10,138Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+2.6% MA: +7.4% |
-2.1%Lowest MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
44.6±1.6 12% above MA |
56.1±1.8Highest 40% above MA |
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
18.6%±1.9 MA: 19.4% |
11.4%±2.2Lowest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
21.9%±2 MA: 17.9% |
26.1%±3.1Highest MA: 17.9% |
| Hull and Dedham 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% |
55% MA: 47.3% |
50.4%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
5.6%±1Highest MA: 7.9% |
4.2%±2.2Lowest MA: 7.9% |
| Dedham 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±$13kHighest 106% above MA |
$128,955±$10k 24% above MA |
$115,485±$14kLowest 11% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$661,800±$16k 18% above MA |
$646,000±$38kLowest 15% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,042±$182Lowest 16% above MA |
$2,081±$187 18% above MA |
| Needham and Hull 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 |
$7,918 32% above MA |
$6,089Lowest about the MA average |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
56.4%±10Highest MA: 51.8% |
52.8%±14Lowest MA: 51.8% |
| Dedham and Needham 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% |
5.6% MA: 10% |
5.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
73.4%Lowest MA: 62.5% |
79.6% MA: 62.5% |
| Typical home builtmedian year | 1965Highest 1 yr newer than MA |
1956 8 yrs older than MA |
1946Lowest 18 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
29 min about the MA average |
33 minHighest 14% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
20%±2.7 MA: 18.6% |
19.7%±4.3Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #119 of 282 in MA | #66 of 282 in MA |
| School district | Needham | — | Hull |
| High school in town | Needham High | — | Hull High |
| Students per teacherat that high school | 11.9Highest |
— | 8.8Lowest |
| 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.