Compare towns
Needham vs Sutton vs Leverett
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%).
Sutton has the most homeowners (89.7%).
Leverett has the oldest population (median age 56).
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 | Sutton | Leverett |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
9,452 |
1,608Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4% MA: +7.4% |
+0.8%Lowest MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
44.3±2.5 11% above MA |
56±6.4Highest 40% above MA |
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
13.7%±2.4Lowest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
34.8%±4.4Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
52.8%Lowest MA: 47.3% |
67.4% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
2.1%±1Lowest MA: 7.9% |
| Needham and Sutton 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 |
$147,125±$25k 42% above MA |
$104,688±$18kLowest about the MA average |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$523,100±$47k 7% below MA |
$435,500±$35kLowest 23% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
$1,389±$135 21% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
$6,779 13% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
73.3%±6.3Highest MA: 51.8% |
| Below poverty line | 3.7%Lowest MA: 10% |
5.8% MA: 10% |
10%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
87.2% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1973 9 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
30 minHighest about the MA average |
27 minLowest 9% below MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
28.5%±5 MA: 18.6% |
| Needham and Leverett 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 | #105 of 282 in MA | — |
| School district | Needham | Sutton | Leverett |
| High school in town | Needham High | Sutton High School | None in town |
| Students per teacherat that high school | 11.9Lowest |
12.6Highest |
— |
| 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.