Compare towns
Needham vs Sutton vs Wilbraham
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%).
Wilbraham has the most affordable homes ($416k 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 | Wilbraham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
9,452Lowest |
14,572 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+4.4% MA: +7.4% |
+2.8%Lowest MA: +7.4% |
| Median age | 43.1±1.6Lowest 8% above MA |
44.3±2.5Highest 11% above MA |
44.3±2.7Highest 11% above MA |
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
23.2%±3.7 MA: 19.4% |
| Needham and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
23%±3.4Highest MA: 17.9% |
| Wilbraham 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% MA: 47.3% |
51.9%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
5.2%±1.8 MA: 7.9% |
| Needham and Wilbraham 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 |
$122,051±$14kLowest 17% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$523,100±$47k 7% below MA |
$416,000±$25kLowest 26% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,190±$401 32% below MA |
$1,175±$241Lowest 33% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,763 13% above MA |
$6,658Lowest 11% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
53.1%±23.8 MA: 51.8% |
| Needham and Wilbraham 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% |
4.6% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
88.8% MA: 62.5% |
| Typical home builtmedian year | 1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1966 2 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%±4.1 MA: 18.6% |
12.9%±3.1Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #105 of 282 in MA | #88 of 282 in MA |
| School district | Needham | Sutton | Hampden-Wilbraham |
| High school in town | Needham High | Sutton High School | Minnechaug Regional High |
| Students per teacherat that high school | 11.9Lowest |
12.6 |
14.2Highest |
| 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.