Compare towns
Needham vs Upton vs Lawrence
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).
Upton has the oldest population (median age 46.4).
Lawrence has the most renters (71.9% 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 | Upton | Lawrence |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459 |
8,189Lowest |
88,736Highest |
| Growth since 20102010 → 2020 census | +11.1% MA: +7.4% |
+6.1%Lowest MA: +7.4% |
+16.7%Highest MA: +7.4% |
| Median age | 43.1±1.6 8% above MA |
46.4±4.8Highest 16% above MA |
32.6±0.9Lowest 19% below MA |
| Upton 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% |
23.2%±4.5Lowest MA: 19.4% |
26.3%±1.6 MA: 19.4% |
| Needham and Lawrence 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% |
20.7%±4.9Highest MA: 17.9% |
10.5%±0.9Lowest MA: 17.9% |
| Upton 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% |
53.5% MA: 47.3% |
16.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
5.4%±0.8Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$155,508±$33k 50% above MA |
$60,433±$3kLowest 42% below MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$576,700±$41k about the MA average |
$415,200±$23kLowest 26% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$948±$599Lowest 46% below MA |
$1,662±$50 6% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$8,376 40% above MA |
$3,422Lowest 43% below MA |
| Renters paying 30%+of income on rent | 55.9%±8.5 MA: 51.8% |
52.8%±31Lowest MA: 51.8% |
60.6%±3.6Highest MA: 51.8% |
| Lawrence and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7% MA: 10% |
3.2%Lowest MA: 10% |
17.6%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1% MA: 62.5% |
86.7%Highest MA: 62.5% |
28.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1950Lowest 14 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
35 minHighest 22% above MA |
23 minLowest 21% below MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
6.8%±1.2Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #46 of 282 in MA | #278 of 282 in MA |
| School district | Needham | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Lawrence |
| High school in town | Needham High | Blackstone Valley | Lawrence High School |
| Students per teacherat that high school | 11.9 |
11.2Lowest |
13.6Highest |
| 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.