Compare towns
Newton vs Sutton vs Needham vs Wellesley
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).
Sutton has the most affordable homes ($523k median).
Needham has grown the fastest since 2010 (+11.1%).
Wellesley has the most expensive homes ($1583k median).
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 | Sutton | Needham | Wellesley |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 89,044Highest |
9,452Lowest |
32,459 |
30,347 |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+5.6% MA: +7.4% |
| Median age | 42.1±0.9 5% above MA |
44.3±2.5Highest 11% above MA |
43.1±1.6 8% above MA |
37.1±2.2Lowest 7% below MA |
| Sutton and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 20.5%±1 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
24.1%±2 MA: 19.4% |
| Needham and Wellesley are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.1%±0.9Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
17.7%±1.7 MA: 17.9% |
15.5%±1.3Lowest MA: 17.9% |
| Newton and Sutton 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% |
52.8%Lowest MA: 47.3% |
81.9% MA: 47.3% |
89%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 11.1%±0.7 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
18.3%±0.7Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $190,304±$9k 83% above MA |
$147,125±$25kLowest 42% above MA |
$214,308±$13k 106% above MA |
$250,001Highest 140% above MA |
| Home valuemedian, owner-occupied | $1,264,900±$43k 125% above MA |
$523,100±$47kLowest 7% below MA |
$1,188,500±$43k 111% above MA |
$1,582,700±$49kHighest 182% above MA |
| Rentmedian gross, monthly | $2,370±$81 35% above MA |
$1,190±$401Lowest 32% below MA |
$2,409±$183 37% above MA |
$2,886±$360Highest 64% above MA |
| Wellesley and Needham 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 |
$6,763Lowest 13% above MA |
$10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 43.3%±4.5Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
44.1%±8.2 MA: 51.8% |
| Needham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.5% MA: 10% |
5.8%Highest MA: 10% |
3.7%Lowest MA: 10% |
4% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 70%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
83.1% MA: 62.5% |
84.4% MA: 62.5% |
| Typical home builtmedian year | 1942Lowest 22 yrs older than MA |
1981Highest 17 yrs newer than MA |
1965 1 yr newer than MA |
1955 9 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 27 minLowest 9% below MA |
30 minHighest about the MA average |
28 min 5% below MA |
27 min 7% below MA |
| Work from home | 32.2%±2 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
32%±2.9 MA: 18.6% |
| Needham and Newton 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 | #105 of 282 in MA | #19 of 282 in MA | #6 of 282 in MA |
| School district | Newton | Sutton | Needham | Wellesley |
| High school in town | Newton North High | Sutton High School | Needham High | Wellesley Sr High |
| Students per teacherat that high school | 10.8Lowest |
12.6Highest |
11.9 |
10.8Lowest |
| 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.