Compare towns
Needham vs Sutton vs Mendon
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Needham has the most expensive homes ($1189k median).
Sutton has the most affordable homes ($523k 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 | Sutton | Mendon |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
9,452 |
6,325Lowest |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+6.7% MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
44.3±2.5Highest 11% above MA |
44.1±4.4 10% above MA |
| Sutton and Mendon 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% |
22.8%±6.2 MA: 19.4% |
| Needham and Mendon 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% |
18.8%±3.2Highest MA: 17.9% |
14.7%±3.4Lowest MA: 17.9% |
| Sutton 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% |
52.8% MA: 47.3% |
46.9%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
6.8%±2.5Highest MA: 7.9% |
| Mendon 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 |
$147,125±$25k 42% above MA |
$132,256±$33kLowest 27% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$523,100±$47kLowest 7% below MA |
$616,000±$37k 10% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
$1,840±$196 4% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
$7,213 20% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
78.7%±26Highest MA: 51.8% |
| Mendon and Needham 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% |
5.8% MA: 10% |
7.1%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
86.9% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1981 17 yrs newer than MA |
1985Highest 21 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 min about the MA average |
30 minHighest 4% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
15.1%±5.7Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #105 of 282 in MA | #210 of 282 in MA |
| School district | Needham | Sutton | Mendon-Upton |
| 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.