Compare towns
Newton vs Concord vs Needham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Newton has the most renters (30% rent).
Concord has the most people working from home (36.1%).
Needham has grown the fastest since 2010 (+11.1%).
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 | Newton | Concord | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 89,044Highest |
18,223Lowest |
32,459 |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+4.7% MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 42.1±0.9Lowest 5% above MA |
47.6±2Highest 19% above MA |
43.1±1.6 8% above MA |
| Kids under 18 | 20.5%±1Lowest MA: 19.4% |
23.6%±2.6 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Needham and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19.1%±0.9 MA: 17.9% |
23.7%±2.9Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 81.1% MA: 47.3% |
79.4%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 11.1%±0.7Highest MA: 7.9% |
5.5%±1.7 MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $190,304±$9kLowest 83% above MA |
$195,350±$22k 88% above MA |
$214,308±$13kHighest 106% above MA |
| Needham and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $1,264,900±$43kHighest 125% above MA |
$1,210,000±$72k 115% above MA |
$1,188,500±$43kLowest 111% above MA |
| Newton and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $2,370±$81Lowest 35% above MA |
$2,631±$166Highest 49% above MA |
$2,409±$183 37% above MA |
| Concord and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
$10,000+ at least 67% above MA |
| Renters paying 30%+of income on rent | 43.3%±4.5Lowest MA: 51.8% |
53.2%±10.5 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Concord are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.5%Highest MA: 10% |
3.7%Lowest MA: 10% |
3.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70%Lowest MA: 62.5% |
75.7% MA: 62.5% |
83.1%Highest MA: 62.5% |
| Typical home builtmedian year | 1942Lowest 22 yrs older than MA |
1969Highest 5 yrs newer than MA |
1965 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 27 minLowest 9% below MA |
32 minHighest 11% above MA |
28 min 5% below MA |
| Work from home | 32.2%±2Lowest MA: 18.6% |
36.1%±4.5Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
| Concord and Needham 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 | #25 of 282 in MA | #10 of 282 in MA | #19 of 282 in MA |
| School district | Newton | Concord · Concord-Carlisle | Needham |
| High school in town | Newton North High | Concord Carlisle High | Needham High |
| Students per teacherat that high school | 10.8Lowest |
11.4 |
11.9Highest |
| 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.