Compare towns
Norfolk vs Upton vs Lancaster
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 highest household income ($201k).
Upton has grown the fastest since 2010 (+6.1%).
Lancaster has the shortest commute (32 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 | Upton | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,673Highest |
8,189Lowest |
8,606 |
| Growth since 20102010 → 2020 census | +3.9%Lowest MA: +7.4% |
+6.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 41.6±1.3Lowest 4% above MA |
46.4±4.8Highest 16% above MA |
43.1±4.9 8% above MA |
| Upton 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% |
23.2%±4.5 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Norfolk and Upton 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% |
20.7%±4.9Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Upton and Lancaster 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% |
53.5% MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.2%±1.2Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Norfolk and Lancaster 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 |
$155,508±$33k 50% above MA |
$134,833±$27kLowest 30% above MA |
| Norfolk and Upton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $725,200±$34kHighest 29% above MA |
$576,700±$41k about the MA average |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $2,019±$598 15% above MA |
$948±$599Lowest 46% below MA |
$2,338±$539Highest 33% above 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 |
$8,376 40% above MA |
$7,235Lowest 21% above MA |
| Renters paying 30%+of income on rent | 57.1%±16 MA: 51.8% |
52.8%±31Lowest MA: 51.8% |
68.3%±36.7Highest 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% |
3.2%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 94.9%Highest MA: 62.5% |
86.7% MA: 62.5% |
85.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1984Highest 20 yrs newer than MA |
1981 17 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 36 minHighest 24% above MA |
35 min 22% above MA |
32 minLowest 9% above MA |
| Work from home | 32.6%±5.1 MA: 18.6% |
22.8%±5.3Lowest MA: 18.6% |
33.6%±9.1Highest 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 | #46 of 282 in MA | #145 of 282 in MA |
| School district | King Philip · Millis | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Nashoba |
| High school in town | None in town | Blackstone Valley | None in town |
| Students per teacherat that high school | — | 11.2 |
— |
| 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.