Compare towns
Needham vs Pembroke 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%).
Pembroke has the most affordable homes ($587k 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 | Pembroke | Sudbury |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
18,382Lowest |
19,306 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+2.9%Lowest MA: +7.4% |
+7.2% MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
45.5±3.3Highest 14% above MA |
42.3±2.1Lowest 6% 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%±2.2 MA: 19.4% |
19.3%±2.5Lowest 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% |
19.4%±3.1Highest MA: 17.9% |
15.5%±1.8Lowest 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% MA: 47.3% |
44.7%Lowest MA: 47.3% |
83.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4.9%±1.4 MA: 7.9% |
4.7%±1.6Lowest 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±$13k 106% above MA |
$146,285±$17kLowest 41% 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 |
$586,500±$28kLowest 4% above MA |
$988,900±$42k 76% above MA |
| Rentmedian gross, monthly | $2,409±$183 37% above MA |
$2,464±$753Highest 40% above MA |
$1,445±$895Lowest 18% below 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 |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
42.1%±5.6Lowest MA: 51.8% |
44.8%±12.1 MA: 51.8% |
| Needham and Sudbury are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
4%Highest MA: 10% |
3%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
90.1%Highest MA: 62.5% |
89.9% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1974 10 yrs newer than MA |
1977Highest 13 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
35 min 19% above MA |
35 minHighest 19% above MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
21.2%±5.6Lowest 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 | #82 of 282 in MA | #15 of 282 in MA |
| School district | Needham | Pembroke | Lincoln-Sudbury · Sudbury |
| High school in town | Needham High | Pembroke High School | Lincoln-Sudbury Regional High |
| Students per teacherat that high school | 11.9 |
12.3Highest |
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.