Compare towns
Needham vs Pepperell vs Townsend
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%).
Pepperell has the most homeowners (84.3%).
Townsend has the most affordable homes ($433k 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.
| Measure | Needham | Pepperell | Townsend |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
11,663 |
9,100Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+2.3% MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
42.4±3.3 6% above MA |
40.9±3.3Lowest about the MA average |
| Needham and Pepperell 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% |
20.1%±3.3Lowest MA: 19.4% |
21%±3.2 MA: 19.4% |
| Age 65+ | 17.7%±1.7 MA: 17.9% |
18.2%±2.3Highest MA: 17.9% |
17.1%±2.1Lowest MA: 17.9% |
| Pepperell 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% |
43.8% MA: 47.3% |
35.5%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
5.1%±2.4Lowest MA: 7.9% |
| Pepperell and Needham 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 |
$124,073±$12k 19% above MA |
$121,528±$23kLowest 17% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$482,100±$14k 14% below MA |
$433,200±$22kLowest 23% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,295±$238Lowest 27% below MA |
$1,469±$313 17% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,698 12% above MA |
$6,031Lowest about the MA average |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
50.6%±16.8 MA: 51.8% |
| Needham and Townsend 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% |
8% MA: 10% |
8.9%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
84.3%Highest MA: 62.5% |
82%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1976 12 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
34 min 16% above MA |
37 minHighest 27% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
10.5%±2.8Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #153 of 282 in MA | #136 of 282 in MA |
| School district | Needham | North Middlesex | North Middlesex |
| High school in town | Needham High | None in town | North Middlesex Regional |
| Students per teacherat that high school | 11.9Lowest |
— | 13.1Highest |
| 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.