Compare towns
Needham vs Hull vs Acton
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).
Hull has the oldest population (median age 56.1).
Acton has the most people working from home (35.9%).
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 | Hull | Acton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
10,138Lowest |
24,155 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
-2.1%Lowest MA: +7.4% |
+9.6% MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
56.1±1.8Highest 40% above MA |
44.5±0.8 11% above MA |
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
11.4%±2.2Lowest MA: 19.4% |
23.2%±2.5 MA: 19.4% |
| Needham and Acton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.7%±1.7 MA: 17.9% |
26.1%±3.1Highest MA: 17.9% |
17.6%±1.7Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
50.4%Lowest MA: 47.3% |
79.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4.2%±2.2Lowest MA: 7.9% |
4.9%±1.2 MA: 7.9% |
| Needham and Acton 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 |
$115,485±$14kLowest 11% above MA |
$158,230±$14k 52% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$646,000±$38kLowest 15% above MA |
$807,300±$20k 44% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,081±$187 18% above MA |
$1,986±$155Lowest 13% 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 |
$6,089Lowest about the MA average |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
52.8%±14 MA: 51.8% |
47.7%±11.3Lowest MA: 51.8% |
| Needham and Hull are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
5.8%Highest MA: 10% |
3.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
79.6% MA: 62.5% |
74.9%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1946Lowest 18 yrs older than MA |
1974Highest 10 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
33 min 14% above MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
19.7%±4.3Lowest MA: 18.6% |
35.9%±4.6Highest MA: 18.6% |
| Acton 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 | #66 of 282 in MA | #13 of 282 in MA |
| School district | Needham | — | Acton-Boxborough |
| High school in town | Needham High | — | Acton-Boxborough Regional High |
| Students per teacherat that high school | 11.9Lowest |
— | 13.5Highest |
| 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.