Compare towns
Needham vs North Reading vs Reading
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%).
North Reading has the most affordable homes ($711k median).
Reading has the oldest population (median age 43.7).
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 | North Reading | Reading |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
15,765Lowest |
25,612 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4% MA: +7.4% |
+3.1%Lowest MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
43±2.8Lowest 8% above MA |
43.7±2.3Highest 9% above MA |
| Reading and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
22.3%±2.4Lowest MA: 19.4% |
22.8%±2.2 MA: 19.4% |
| Age 65+ | 17.7%±1.7 MA: 17.9% |
16.7%±2Lowest MA: 17.9% |
20.7%±2.3Highest MA: 17.9% |
| Reading and Needham 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% |
56.4%Lowest MA: 47.3% |
66.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4.2%±1.2 MA: 7.9% |
2.9%±0.7Lowest MA: 7.9% |
| Needham and North Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$147,768±$25kLowest 42% above MA |
$165,912±$13k 60% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$710,500±$24kLowest 26% above MA |
$809,000±$22k 44% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,259±$356 28% above MA |
$1,991±$273Lowest 13% above MA |
| Needham and North Reading 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 |
$9,693 62% above MA |
$9,320Lowest 56% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
75.5%±25.2Highest MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
| North Reading and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7%Highest MA: 10% |
2.7%Lowest MA: 10% |
3.2% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
84.3%Highest MA: 62.5% |
82.4%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1975Highest 11 yrs newer than MA |
1960Lowest 4 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
34 minHighest 15% above MA |
31 min 6% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
26.1%±4.6Lowest MA: 18.6% |
30.2%±4.1 MA: 18.6% |
| Needham and Reading 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 | #33 of 282 in MA | #50 of 282 in MA |
| School district | Needham | North Reading | Reading |
| High school in town | Needham High | North Reading High | Reading Memorial High |
| Students per teacherat that high school | 11.9 |
10.1Lowest |
12.1Highest |
| 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.