Compare towns
Needham vs Oakham vs Whately
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).
Oakham has the most homeowners (91.6%).
Whately has the shortest commute (23 min average).
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 | Oakham | Whately |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
1,639 |
1,499Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
-2.7%Lowest MA: +7.4% |
+7.4% MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
49±2.3 23% above MA |
49.3±6.7Highest 23% above MA |
| Whately and Oakham 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% |
18.2%±3.1 MA: 19.4% |
16.4%±3.8Lowest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
21.4%±2.3 MA: 17.9% |
24.5%±6.3Highest MA: 17.9% |
| Whately and Oakham 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% |
40.3%Lowest MA: 47.3% |
47.6% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
3.8%±2.1 MA: 7.9% |
2.5%±1.4Lowest MA: 7.9% |
| Needham and Oakham 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 |
$102,000±$20kLowest about the MA average |
$116,563±$15k 12% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$420,100±$20kLowest 25% below MA |
$431,500±$22k 23% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,174±$81 33% below MA |
$977±$125Lowest 45% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$4,103Lowest 32% below MA |
$5,027 16% below MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
27.8%±69.1 MA: 51.8% |
26.7%±29Lowest MA: 51.8% |
| Needham and Oakham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7%Lowest MA: 10% |
4.4% MA: 10% |
5.4%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
91.6%Highest MA: 62.5% |
88.2% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1979Highest 15 yrs newer than MA |
1974 10 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
39 minHighest 32% above MA |
23 minLowest 21% below MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
9.6%±3.8Lowest MA: 18.6% |
20.4%±8.5 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | — | — |
| School district | Needham | Quabbin | Whately |
| High school in town | Needham High | None in town | None in town |
| Students per teacherat that high school | 11.9 |
— | — |
| 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.