What stands out worked out from the figures below

Needham has grown the fastest since 2010 (+11.1%).

Pembroke has the most affordable homes ($587k median).

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.

Raising kidsAffordabilityOwning a homeShort commuteWorking from homeYounger crowdSettled, older crowdGrowing town

Measure	Needham	Pembroke
People
Population	32,459Highest	18,382Lowest
Growth since 20102010 → 2020 census	+11.1%Highest MA: +7.4%	+2.9%Lowest MA: +7.4%
Median age	43.1±1.6Lowest 8% above MA	45.5±3.3Highest 14% above MA
	Pembroke 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%	19.3%±2.5Lowest MA: 19.4%
Age 65+	17.7%±1.7Lowest MA: 17.9%	19.4%±3.1Highest MA: 17.9%
	Pembroke 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%	44.7%Lowest MA: 47.3%
Enrolled in collegeshare of residents	5.4%±1.1Highest MA: 7.9%	4.9%±1.4Lowest MA: 7.9%
	Needham and Pembroke 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	$146,285±$17kLowest 41% above MA
Home valuemedian, owner-occupied	$1,188,500±$43kHighest 111% above MA	$586,500±$28kLowest 4% above MA
Rentmedian gross, monthly	$2,409±$183Lowest 37% above MA	$2,464±$753Highest 40% above MA
	Pembroke and Needham 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	$6,585Lowest 10% above MA
Renters paying 30%+of income on rent	55.9%±8.5Highest MA: 51.8%	42.1%±5.6Lowest MA: 51.8%
	Needham and Pembroke 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%Highest MA: 10%
Housing
Homeownersof occupied homes	83.1%Lowest MA: 62.5%	90.1%Highest MA: 62.5%
Typical home builtmedian year	1965Lowest 1 yr newer than MA	1974Highest 10 yrs newer than MA
Getting to work
Average commuteone way	28 minLowest 5% below MA	35 minHighest 19% above MA
Work from home	32.4%±2.4Highest MA: 18.6%	21.2%±5.6Lowest MA: 18.6%
Schools
Public school scoresrank in state, math + reading	#19 of 282 in MA	#82 of 282 in MA
School district	Needham	Pembroke
High school in town	Needham High	Pembroke High School
Students per teacherat that high school	11.9Lowest	12.3Highest
On TownTapestry
Old photos in History	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.