Compare towns
Needham vs Webster vs Webster
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 people working from home (32.4%).
Webster has the most renters (54.5% 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 | Webster | Webster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 32,459Highest |
12,228Lowest |
17,748 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+6.9% MA: +7.4% |
+6%Lowest MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
37.2±2.1Lowest 7% below MA |
39.9±2.9 about the MA average |
| Needham and Webster 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% |
21.8%±3.6 MA: 19.4% |
19.6%±2.9Lowest MA: 19.4% |
| Needham and Webster 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% |
15.7%±2.5Lowest MA: 17.9% |
19.6%±2.5Highest MA: 17.9% |
| Webster 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% |
18.8%Lowest MA: 47.3% |
25.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Lowest MA: 7.9% |
6%±1.8Highest MA: 7.9% |
5.8%±1.6 MA: 7.9% |
| Webster and Webster 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 |
$63,837±$8kLowest 39% below MA |
$72,895±$6k 30% below MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$333,100±$14kLowest 41% below MA |
$361,500±$12k 36% below MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,198±$85Lowest 32% below MA |
$1,228±$81 30% below MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$3,234Lowest 46% below MA |
$3,999 33% below MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
46.1%±7.4 MA: 51.8% |
45.7%±6.7Lowest MA: 51.8% |
| Needham and Webster 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% |
16%Highest MA: 10% |
12.7% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
45.5%Lowest MA: 62.5% |
59.8% MA: 62.5% |
| Typical home builtmedian year | 1965Highest 1 yr newer than MA |
1954Lowest 10 yrs older than MA |
1962 2 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 min 5% below MA |
28 minLowest 5% below MA |
31 minHighest 5% above MA |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
7.1%±2.9Lowest MA: 18.6% |
8%±2.5 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #271 of 282 in MA | #271 of 282 in MA |
| School district | Needham | — | Webster |
| High school in town | Needham High | — | Bartlett High School |
| Students per teacherat that high school | 11.9Highest |
— | 11.6Lowest |
| 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.