Compare towns
Needham vs Middleton vs Beverly
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).
Middleton has the most homeowners (92.7%).
Beverly has the most renters (39.9% rent).
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 | Middleton | Beverly |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
9,816Lowest |
42,665Highest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+8.8% MA: +7.4% |
+8%Lowest MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
43.1±2Highest 8% above MA |
39±1.8Lowest about the MA average |
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
17.2%±3Lowest MA: 19.4% |
18.5%±1.8 MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
18.1%±2.9 MA: 17.9% |
19.4%±1.7Highest MA: 17.9% |
| Beverly and Middleton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
41.7%Lowest MA: 47.3% |
53.4% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
3.9%±1.4Lowest MA: 7.9% |
11.3%±0.8Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$167,402±$29k 61% above MA |
$106,044±$7kLowest about the MA average |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$742,700±$48k 32% above MA |
$650,300±$13kLowest 16% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,407±$284Lowest 20% below MA |
$1,771±$106 about the MA average |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$8,785 47% above MA |
$6,836Lowest 14% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
25.7%±25.3Lowest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
| Needham and Beverly are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
3.4%Lowest MA: 10% |
9.4%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
92.7%Highest MA: 62.5% |
60.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1986Highest 22 yrs newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 minHighest 3% above MA |
30 min 3% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
12.5%±3.4Lowest MA: 18.6% |
22.3%±2.4 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #71 of 282 in MA | #144 of 282 in MA |
| School district | Needham | Middleton | Beverly |
| High school in town | Needham High | None in town | Beverly High |
| Students per teacherat that high school | 11.9Lowest |
— | 12.2Highest |
| On TownTapestry | |||
| Old photos in Our Story | 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.