Compare towns
Norfolk vs Lancaster vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Norfolk has the most expensive homes ($725k median).
Lancaster has grown the fastest since 2010 (+4.8%).
Sutton has the shortest commute (30 min average).
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 | Norfolk | Lancaster | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,673Highest |
8,606Lowest |
9,452 |
| Growth since 20102010 → 2020 census | +3.9%Lowest MA: +7.4% |
+4.8%Highest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 41.6±1.3Lowest 4% above MA |
43.1±4.9 8% above MA |
44.3±2.5Highest 11% above MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 24.4%±3.8Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
| Norfolk and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 13.8%±2Lowest MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 61.6%Highest MA: 47.3% |
50.3%Lowest MA: 47.3% |
52.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.2%±1.2 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
3.9%±1.8Highest MA: 7.9% |
| Sutton and Norfolk are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $200,720±$22kHighest 93% above MA |
$134,833±$27kLowest 30% above MA |
$147,125±$25k 42% above MA |
| Home valuemedian, owner-occupied | $725,200±$34kHighest 29% above MA |
$519,100±$60kLowest 8% below MA |
$523,100±$47k 7% below MA |
| Rentmedian gross, monthly | $2,019±$598 15% above MA |
$2,338±$539Highest 33% above MA |
$1,190±$401Lowest 32% below MA |
| Lancaster and Norfolk are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $9,651Highest 61% above MA |
$7,235 21% above MA |
$6,763Lowest 13% above MA |
| Renters paying 30%+of income on rent | 57.1%±16 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
| Lancaster and Norfolk are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 2.2% MA: 10% |
1.4%Lowest MA: 10% |
5.8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 94.9%Highest MA: 62.5% |
85.1%Lowest MA: 62.5% |
89.7% MA: 62.5% |
| Typical home builtmedian year | 1984Highest 20 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
1981 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 36 minHighest 24% above MA |
32 min 9% above MA |
30 minLowest about the MA average |
| Work from home | 32.6%±5.1 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
| Lancaster and Norfolk 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 | #123 of 282 in MA | #145 of 282 in MA | #105 of 282 in MA |
| School district | King Philip · Millis | Nashoba | Sutton |
| High school in town | None in town | None in town | Sutton High School |
| Students per teacherat that high school | — | — | 12.6 |
| On TownTapestry | |||
| Old photos in Our Story | 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.