Compare towns
Needham vs Lee vs Newton
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%).
Lee has the most affordable homes ($353k median).
Newton has the most expensive homes ($1265k 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 | Lee | Newton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
5,719Lowest |
89,044Highest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
55.2±5.8Highest 38% above MA |
42.1±0.9Lowest 5% above MA |
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
12.6%±5Lowest MA: 19.4% |
20.5%±1 MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
33.4%±6.1Highest MA: 17.9% |
19.1%±0.9 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
44.1%Lowest MA: 47.3% |
81.1% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
5%±2.1Lowest MA: 7.9% |
11.1%±0.7Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$83,750±$13kLowest 19% below MA |
$190,304±$9k 83% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43k 111% above MA |
$352,700±$19kLowest 37% below MA |
$1,264,900±$43kHighest 125% above MA |
| Newton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,375±$212Lowest 22% below MA |
$2,370±$81 35% above MA |
| Needham and Newton 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 |
$3,980Lowest 34% below MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
57.3%±21.2Highest MA: 51.8% |
43.3%±4.5Lowest MA: 51.8% |
| Lee 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% |
7.2%Highest MA: 10% |
4.5% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
71.1% MA: 62.5% |
70%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965Highest 1 yr newer than MA |
1959 5 yrs older than MA |
1942Lowest 22 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 minHighest 5% below MA |
18 minLowest 38% below MA |
27 min 9% below MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
16.4%±7.8Lowest MA: 18.6% |
32.2%±2 MA: 18.6% |
| Needham and Newton 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 | #209 of 282 in MA | #25 of 282 in MA |
| School district | Needham | Lee | Newton |
| High school in town | Needham High | Lee Middle/High School | Newton North High |
| Students per teacherat that high school | 11.9Highest |
9.2Lowest |
10.8 |
| On TownTapestry | |||
| Old photos in History | None yet | 20 photos → | 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.