Compare towns
Needham vs Norwell 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%).
Norwell has the most affordable homes ($866k 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 | Norwell | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
11,361Lowest |
19,306 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+8% MA: +7.4% |
+7.2%Lowest MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
39.2±1.4Lowest about the MA average |
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%±2.2Lowest MA: 19.4% |
28.5%±3.6Highest MA: 19.4% |
28.5%±3.2Highest MA: 19.4% |
| Age 65+ | 17.7%±1.7Highest MA: 17.9% |
16.1%±2 MA: 17.9% |
15.5%±1.8Lowest MA: 17.9% |
| Needham and Norwell 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% |
69.6%Lowest MA: 47.3% |
83.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4%±1.4Lowest MA: 7.9% |
4.7%±1.6 MA: 7.9% |
| Needham and Sudbury 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 |
$188,699±$25kLowest 82% 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 |
$865,700±$35kLowest 54% above MA |
$988,900±$42k 76% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$2,215±$336 26% above MA |
$1,445±$895Lowest 18% below MA |
| Needham and Norwell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
67.1%±24.5Highest MA: 51.8% |
44.8%±12.1Lowest MA: 51.8% |
| Norwell 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% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
91.6%Highest MA: 62.5% |
89.9% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1968 4 yrs newer than MA |
1977Highest 13 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
35 minHighest 21% above MA |
35 min 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
27.1%±4.5Lowest 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 | #80 of 282 in MA | #15 of 282 in MA |
| School district | Needham | Norwell | Lincoln-Sudbury · Sudbury |
| High school in town | Needham High | Norwell High | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | 11.9Highest |
11.7 |
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.