Compare towns
Needham vs Peabody 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%).
Peabody has the most affordable homes ($596k 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 | Peabody | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
54,695Highest |
19,306Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+6.3%Lowest MA: +7.4% |
+7.2% MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
45.3±2.4Highest 13% above MA |
42.3±2.1Lowest 6% above MA |
| Peabody and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 27.5%±2.2 MA: 19.4% |
18.7%±1.8Lowest 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%±1.7 MA: 17.9% |
24.3%±1.7Highest MA: 17.9% |
15.5%±1.8Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.9% MA: 47.3% |
35%Lowest MA: 47.3% |
83.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4.4%±0.8Lowest 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 |
$96,657±$4kLowest 7% below 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 |
$596,200±$12kLowest 6% above MA |
$988,900±$42k 76% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,950±$99 11% above MA |
$1,445±$895Lowest 18% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$5,065Lowest 15% below MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
58.3%±5.9Highest MA: 51.8% |
44.8%±12.1Lowest MA: 51.8% |
| Peabody and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
7.7%Highest MA: 10% |
3%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
65.6%Lowest MA: 62.5% |
89.9%Highest MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1966 2 yrs newer than MA |
1977Highest 13 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
26 minLowest 11% below MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
10.3%±1.6Lowest 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 | #228 of 282 in MA | #15 of 282 in MA |
| School district | Needham | Peabody | Lincoln-Sudbury · Sudbury |
| High school in town | Needham High | Peabody Veterans Memorial High | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | 11.9Highest |
10.3Lowest |
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.