Compare towns
Needham vs Lee vs Winchester
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).
Winchester has the highest household income ($230k).
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 | Winchester |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
5,719Lowest |
23,406 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+7.5% MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
55.2±5.8Highest 38% above MA |
42.5±1.9Lowest 6% above MA |
| Kids under 18 | 27.5%±2.2 MA: 19.4% |
12.6%±5Lowest MA: 19.4% |
27.6%±2.3Highest MA: 19.4% |
| Winchester and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
33.4%±6.1Highest MA: 17.9% |
18%±2 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
44.1%Lowest MA: 47.3% |
79.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
5%±2.1 MA: 7.9% |
4.9%±1.3Lowest MA: 7.9% |
| Needham and Lee are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $214,308±$13k 106% above MA |
$83,750±$13kLowest 19% below MA |
$230,198±$21kHighest 121% above MA |
| Winchester and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $1,188,500±$43k 111% above MA |
$352,700±$19kLowest 37% below MA |
$1,215,200±$39kHighest 116% above MA |
| Winchester 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 |
$2,279±$481 29% above MA |
| Needham and Winchester 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% |
39.3%±13.3Lowest 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% |
4.7% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
71.1%Lowest MA: 62.5% |
81.7% MA: 62.5% |
| Typical home builtmedian year | 1965Highest 1 yr newer than MA |
1959 5 yrs older than MA |
1954Lowest 10 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
18 minLowest 38% below MA |
31 minHighest 8% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
16.4%±7.8Lowest MA: 18.6% |
33.8%±3Highest MA: 18.6% |
| Winchester 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 | #209 of 282 in MA | #11 of 282 in MA |
| School district | Needham | Lee | Winchester |
| High school in town | Needham High | Lee Middle/High School | Winchester High School |
| Students per teacherat that high school | 11.9 |
9.2Lowest |
14.8Highest |
| 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.