Compare towns
Needham vs Mansfield 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 grown the fastest since 2010 (+11.1%).
Mansfield has the most affordable homes ($604k 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 | Mansfield | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
23,931 |
19,306Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+2.9%Lowest MA: +7.4% |
+7.2% MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
41.4±1.3Lowest 4% above 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% |
22.4%±2.4Lowest 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% |
15.4%±2Lowest 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% |
51.1%Lowest MA: 47.3% |
83.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
5.5%±1.3Highest MA: 7.9% |
4.7%±1.6Lowest MA: 7.9% |
| Mansfield 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±$13k 106% above MA |
$125,273±$15kLowest 21% above 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 |
$603,500±$28kLowest 7% above MA |
$988,900±$42k 76% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,803±$147 about the MA average |
$1,445±$895Lowest 18% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$7,226Lowest 21% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
38.2%±8.5Lowest MA: 51.8% |
44.8%±12.1 MA: 51.8% |
| Needham and Sudbury are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
4.7%Highest MA: 10% |
3%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
73.1%Lowest MA: 62.5% |
89.9%Highest MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1980Highest 16 yrs newer than MA |
1977 13 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
33 min 13% above MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
20%±3.4Lowest 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 | #60 of 282 in MA | #15 of 282 in MA |
| School district | Needham | Mansfield | Lincoln-Sudbury · Sudbury |
| High school in town | Needham High | Mansfield High | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | 11.9Highest |
11.1Lowest |
11.3 |
| 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.