Compare towns
Newton vs Pelham 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).
Pelham has the most affordable homes ($448k median).
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 | Pelham | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 89,044Highest |
1,335Lowest |
32,459 |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
-3.1%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 42.1±0.9Lowest 5% above MA |
45±8.4Highest 13% above MA |
43.1±1.6 8% above MA |
| Pelham and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20.5%±1Lowest MA: 19.4% |
21%±4.6 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Needham and Pelham 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% |
26.7%±6.9Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
| Pelham and Newton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 81.1% MA: 47.3% |
64.8%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 11.1%±0.7Highest MA: 7.9% |
2%±1.6Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $190,304±$9k 83% above MA |
$113,750±$24kLowest 9% above MA |
$214,308±$13kHighest 106% above MA |
| Home valuemedian, owner-occupied | $1,264,900±$43kHighest 125% above MA |
$447,600±$33kLowest 20% below MA |
$1,188,500±$43k 111% above MA |
| Newton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $2,370±$81 35% above MA |
$1,205±$560Lowest 32% below MA |
$2,409±$183Highest 37% above MA |
| Needham and Newton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$7,472Lowest 25% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 43.3%±4.5 MA: 51.8% |
42.7%±35.2Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Newton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.5% MA: 10% |
10.3%Highest MA: 10% |
3.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70%Lowest MA: 62.5% |
79.1% MA: 62.5% |
83.1%Highest MA: 62.5% |
| Typical home builtmedian year | 1942Lowest 22 yrs older than MA |
1958 6 yrs older than MA |
1965Highest 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 27 min 9% below MA |
23 minLowest 21% below MA |
28 minHighest 5% below MA |
| Work from home | 32.2%±2Lowest MA: 18.6% |
32.8%±7.4Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
| Pelham 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 | — | #19 of 282 in MA |
| School district | Newton | Pelham | — |
| High school in town | Newton North High | None in town | — |
| Students per teacherat that high school | 10.8 |
— | — |
| 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.