Compare towns
Needham vs Lynn vs Sudbury
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).
Lynn has the most affordable homes ($510k median).
Sudbury has the highest household income ($236k).
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 | Lynn | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
101,709Highest |
19,306Lowest |
| Growth since 20102010 → 2020 census | +11.1% MA: +7.4% |
+12.1%Highest MA: +7.4% |
+7.2%Lowest MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
36.5±1.2Lowest 9% below MA |
42.3±2.1 6% above MA |
| Needham and Sudbury are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 27.5%±2.2 MA: 19.4% |
24.1%±1.4Lowest MA: 19.4% |
28.5%±3.2Highest MA: 19.4% |
| Sudbury and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.7%±1.7Highest MA: 17.9% |
13.7%±0.9Lowest MA: 17.9% |
15.5%±1.8 MA: 17.9% |
| Needham and Sudbury are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 81.9% MA: 47.3% |
24.1%Lowest MA: 47.3% |
83.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
5.4%±0.6Highest MA: 7.9% |
4.7%±1.6Lowest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13k 106% above MA |
$75,043±$3kLowest 28% below MA |
$236,250±$17kHighest 127% above MA |
| Sudbury 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±$43kHighest 111% above MA |
$510,100±$23kLowest 9% below MA |
$988,900±$42k 76% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,722±$60 about the MA average |
$1,445±$895Lowest 18% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$5,384Lowest 10% below MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
60%±4.1Highest MA: 51.8% |
44.8%±12.1Lowest MA: 51.8% |
| Lynn 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% |
13.8%Highest MA: 10% |
3%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
48.1%Lowest MA: 62.5% |
89.9%Highest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1946Lowest 18 yrs older than MA |
1977Highest 13 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
32 min 8% above MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
7.9%±1Lowest MA: 18.6% |
33%±3.6Highest MA: 18.6% |
| Sudbury 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 | #277 of 282 in MA | #15 of 282 in MA |
| School district | Needham | Lynn | Lincoln-Sudbury · Sudbury |
| High school in town | Needham High | Lynn English High | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | 11.9 |
15.0Highest |
11.3Lowest |
| 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.