Compare towns
Needham vs Sutton vs Lexington vs Needham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sutton has the most affordable homes ($523k median).
Lexington has the most people working from home (36.7%).
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 | Lexington | Needham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 32,459 |
9,452Lowest |
34,295Highest |
32,459 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+9.7% MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
44.3±2.5 11% above MA |
47.3±0.8Highest 18% above MA |
43.1±1.6Lowest 8% above MA |
| Lexington and Sutton 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% |
19.6%±3.3Lowest MA: 19.4% |
25.5%±1.8 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
21.7%±1.8Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
| Lexington and Sutton 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% |
52.8%Lowest MA: 47.3% |
84.3%Highest MA: 47.3% |
81.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
3.8%±0.7Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $214,308±$13k 106% above MA |
$147,125±$25kLowest 42% above MA |
$238,444±$18kHighest 129% above MA |
$214,308±$13k 106% above MA |
| Lexington 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±$43k 111% above MA |
$523,100±$47kLowest 7% below MA |
$1,203,100±$35kHighest 114% above MA |
$1,188,500±$43k 111% above MA |
| Lexington and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $2,409±$183 37% above MA |
$1,190±$401Lowest 32% below MA |
$2,891±$233Highest 64% above MA |
$2,409±$183 37% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
$10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
50.1%±7.1 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Below poverty line | 3.7%Lowest MA: 10% |
5.8%Highest MA: 10% |
4.7% MA: 10% |
3.7%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
80.5%Lowest MA: 62.5% |
83.1% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1965Lowest 1 yr newer than MA |
| Getting to work | ||||
| Average commuteone way | 28 minLowest 5% below MA |
30 min about the MA average |
31 minHighest 5% above MA |
28 minLowest 5% below MA |
| Work from home | 32.4%±2.4 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
36.7%±3Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
| Lexington 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 | #105 of 282 in MA | #2 of 282 in MA | #19 of 282 in MA |
| School district | Needham | Sutton | Lexington | — |
| High school in town | Needham High | Sutton High School | Lexington High | — |
| Students per teacherat that high school | 11.9 |
12.6Highest |
11.4Lowest |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.