Compare towns
Needham vs Peabody vs Wakefield
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).
Peabody has the most affordable homes ($596k median).
Wakefield has the youngest population (median age 42.4).
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 | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
54,695Highest |
27,793Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+6.3%Lowest MA: +7.4% |
+8.7% MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
45.3±2.4Highest 13% above MA |
42.4±1.7Lowest 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%±2.2Highest MA: 19.4% |
18.7%±1.8Lowest MA: 19.4% |
20%±2.2 MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
24.3%±1.7Highest MA: 17.9% |
19%±1.9 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
35%Lowest MA: 47.3% |
59.7% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4.4%±0.8Lowest MA: 7.9% |
4.4%±0.9Lowest MA: 7.9% |
| Needham and Peabody 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 |
$96,657±$4kLowest 7% below MA |
$134,306±$14k 29% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$596,200±$12kLowest 6% above MA |
$723,500±$24k 29% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,950±$99Lowest 11% above MA |
$1,958±$102 11% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$5,065Lowest 15% below MA |
$7,779 30% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
58.3%±5.9Highest MA: 51.8% |
43.7%±7.9Lowest 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%Lowest MA: 10% |
7.7%Highest MA: 10% |
4.9% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
65.6%Lowest MA: 62.5% |
70.7% MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1966Highest 2 yrs newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
26 minLowest 11% below MA |
33 minHighest 14% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
10.3%±1.6Lowest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #228 of 282 in MA | #179 of 282 in MA |
| School district | Needham | Peabody | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Needham High | Peabody Veterans Memorial High | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 11.9Highest |
10.3Lowest |
10.7 |
| 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.