Compare towns
North Andover vs Sutton vs Upton vs Wakefield
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
North Andover has the youngest population (median age 39.6).
Sutton has the most affordable homes ($523k median).
Upton has the most kids (23.2% under 18).
Wakefield has the most people working from home (24.6%).
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 | North Andover | Sutton | Upton | Wakefield |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 31,490Highest |
9,452 |
8,189Lowest |
27,793 |
| Growth since 20102010 → 2020 census | +9%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+6.1% MA: +7.4% |
+8.7% MA: +7.4% |
| Median age | 39.6±2Lowest about the MA average |
44.3±2.5 11% above MA |
46.4±4.8Highest 16% above MA |
42.4±1.7 6% above MA |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.2%±2.1 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
20%±2.2 MA: 19.4% |
| Upton and North Andover are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 17%±1.9Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19%±1.9 MA: 17.9% |
| Upton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 61.1%Highest MA: 47.3% |
52.8%Lowest MA: 47.3% |
53.5% MA: 47.3% |
59.7% MA: 47.3% |
| Enrolled in collegeshare of residents | 11%±2.4Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
4.4%±0.9 MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $140,670±$9k 35% above MA |
$147,125±$25k 42% above MA |
$155,508±$33kHighest 50% above MA |
$134,306±$14kLowest 29% above MA |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $732,900±$37kHighest 30% above MA |
$523,100±$47kLowest 7% below MA |
$576,700±$41k about the MA average |
$723,500±$24k 29% above MA |
| North Andover and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $2,223±$223Highest 26% above MA |
$1,190±$401 32% below MA |
$948±$599Lowest 46% below MA |
$1,958±$102 11% above MA |
| North Andover and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,767 30% above MA |
$6,763Lowest 13% above MA |
$8,376Highest 40% above MA |
$7,779 30% above MA |
| Renters paying 30%+of income on rent | 53%±9Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
52.8%±31 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
| North Andover and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 9.4%Highest MA: 10% |
5.8% MA: 10% |
3.2%Lowest MA: 10% |
4.9% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 69.8%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
86.7% MA: 62.5% |
70.7% MA: 62.5% |
| Typical home builtmedian year | 1979 15 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 32 min 9% above MA |
30 minLowest about the MA average |
35 minHighest 22% above MA |
33 min 14% above MA |
| Work from home | 20.3%±2.5Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
22.8%±5.3 MA: 18.6% |
24.6%±3.1Highest MA: 18.6% |
| Wakefield and Upton 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 | #98 of 282 in MA | #105 of 282 in MA | #46 of 282 in MA | #179 of 282 in MA |
| School district | North Andover | Sutton | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | North Andover High | Sutton High School | Blackstone Valley | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 13.3Highest |
12.6 |
11.2 |
10.7Lowest |
| 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.