Compare towns
Needham vs Sutton vs Stoneham
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).
Stoneham has the most renters (29% rent).
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 | Stoneham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
9,452Lowest |
23,355 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+8.4% MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
44.3±2.5Highest 11% above MA |
42.2±2.2Lowest 6% above MA |
| Sutton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
20.8%±2.5 MA: 19.4% |
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
20.4%±2.2Highest MA: 17.9% |
| Stoneham 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%Highest MA: 47.3% |
52.8%Lowest MA: 47.3% |
55.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
4.7%±1.4 MA: 7.9% |
| Needham and Stoneham 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 |
$113,964±$10kLowest 10% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$523,100±$47kLowest 7% below MA |
$671,900±$26k 20% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
$2,035±$142 15% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,763 13% above MA |
$6,523Lowest 9% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
| Needham and Sutton 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%Highest MA: 10% |
5.4% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
71%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1964Lowest same as MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 minHighest about the MA average |
28 min 4% below MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
24.6%±3.6 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #105 of 282 in MA | #117 of 282 in MA |
| School district | Needham | Sutton | Stoneham |
| High school in town | Needham High | Sutton High School | Stoneham High |
| Students per teacherat that high school | 11.9 |
12.6Highest |
10.7Lowest |
| 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.