Compare towns
New Salem vs Sutton vs Ware vs Pelham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
New Salem has the oldest population (median age 55.6).
Sutton has grown the fastest since 2010 (+4.4%).
Ware has the most affordable homes ($290k median).
Pelham has the most people working from home (32.8%).
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 | New Salem | Sutton | Ware | Pelham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 1,054Lowest |
9,452 |
10,048Highest |
1,335 |
| Growth since 20102010 → 2020 census | -0.7% MA: +7.4% |
+4.4%Highest MA: +7.4% |
+2% MA: +7.4% |
-3.1%Lowest MA: +7.4% |
| Median age | 55.6±2.4Highest 39% above MA |
44.3±2.5 11% above MA |
43.1±4.7Lowest 8% above MA |
45±8.4 13% above MA |
| New Salem and Pelham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 14.5%±4.5Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
19.1%±3.5 MA: 19.4% |
21%±4.6Highest MA: 19.4% |
| Pelham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 23.7%±6.5 MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
20.6%±3.4 MA: 17.9% |
26.7%±6.9Highest MA: 17.9% |
| Pelham and New Salem are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 35.4% MA: 47.3% |
52.8% MA: 47.3% |
24%Lowest MA: 47.3% |
64.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.1%±1.6 MA: 7.9% |
3.9%±1.8 MA: 7.9% |
4.4%±2.2Highest MA: 7.9% |
2%±1.6Lowest MA: 7.9% |
| Ware and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $79,688±$19k 23% below MA |
$147,125±$25kHighest 42% above MA |
$67,475±$15kLowest 35% below MA |
$113,750±$24k 9% above MA |
| Sutton and Pelham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $359,000±$40k 36% below MA |
$523,100±$47kHighest 7% below MA |
$289,700±$28kLowest 48% below MA |
$447,600±$33k 20% below MA |
| Sutton and Pelham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,194±$88 32% below MA |
$1,190±$401 32% below MA |
$1,043±$109Lowest 41% below MA |
$1,205±$560Highest 32% below MA |
| Pelham and New Salem are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $4,509 25% below MA |
$6,763 13% above MA |
$4,237Lowest 29% below MA |
$7,472Highest 25% above MA |
| Renters paying 30%+of income on rent | 86.7%±25.8Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
64.3%±16.2 MA: 51.8% |
42.7%±35.2Lowest MA: 51.8% |
| New Salem and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 9.7% MA: 10% |
5.8%Lowest MA: 10% |
11.8%Highest MA: 10% |
10.3% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89% MA: 62.5% |
89.7%Highest MA: 62.5% |
72.3%Lowest MA: 62.5% |
79.1% MA: 62.5% |
| Typical home builtmedian year | 1973 9 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1960 4 yrs older than MA |
1958Lowest 6 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 23 min 20% below MA |
30 minHighest about the MA average |
28 min about the MA average |
23 minLowest 21% below MA |
| Work from home | 19.4%±8 MA: 18.6% |
22.7%±4.1 MA: 18.6% |
12.3%±3.8Lowest MA: 18.6% |
32.8%±7.4Highest MA: 18.6% |
| Pelham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Schools | ||||
| Public school scoresrank in state, math + reading | — | #105 of 282 in MA | #267 of 282 in MA | — |
| School district | — | Sutton | Ware | Pelham |
| High school in town | — | Sutton High School | Ware Junior/Senior High School | None in town |
| Students per teacherat that high school | — | 12.6Highest |
11.1Lowest |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.