Compare towns
North Brookfield vs Pepperell vs Ware
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
North Brookfield has the highest household income ($79k).
Pepperell has the most renters (50.8% rent).
Ware has grown the fastest since 2010 (+2%).
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 Brookfield | Pepperell | Ware |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 4,760 |
1,971Lowest |
10,048Highest |
| Growth since 20102010 → 2020 census | +1.2% MA: +7.4% |
-4.6%Lowest MA: +7.4% |
+2%Highest MA: +7.4% |
| Median age | 45.2±9.4 13% above MA |
46.4±6.3Highest 16% above MA |
43.1±4.7Lowest 8% above MA |
| Pepperell and North Brookfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 16.9%±4.2 MA: 19.4% |
15.7%±5.2Lowest MA: 19.4% |
19.1%±3.5Highest MA: 19.4% |
| Ware and North Brookfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 18.7%±5Lowest MA: 17.9% |
18.7%±3.8Lowest MA: 17.9% |
20.6%±3.4Highest MA: 17.9% |
| Ware and North Brookfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 26.3% MA: 47.3% |
38.8%Highest MA: 47.3% |
24%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.5%±2.3Highest MA: 7.9% |
3.9%±2.4Lowest MA: 7.9% |
4.4%±2.2 MA: 7.9% |
| North Brookfield and Ware are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $79,285±$11kHighest 24% below MA |
$76,726±$17k 26% below MA |
$67,475±$15kLowest 35% below MA |
| North Brookfield and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $359,100±$32k 36% below MA |
$457,300±$40kHighest 19% below MA |
$289,700±$28kLowest 48% below MA |
| Rentmedian gross, monthly | $981±$63Lowest 44% below MA |
$1,139±$301Highest 35% below MA |
$1,043±$109 41% below MA |
| Pepperell and Ware are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $4,176Lowest 30% below MA |
$6,871Highest 15% above MA |
$4,237 29% below MA |
| Renters paying 30%+of income on rent | 52.4%±15.8Lowest MA: 51.8% |
56.6%±20.7 MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
| Ware and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 12.9%Highest MA: 10% |
10.9%Lowest MA: 10% |
11.8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 69.3% MA: 62.5% |
49.2%Lowest MA: 62.5% |
72.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1953Lowest 11 yrs older than MA |
1970Highest 6 yrs newer than MA |
1960 4 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 37 minHighest 28% above MA |
34 min 18% above MA |
28 minLowest about the MA average |
| Work from home | 13.1%±4.4 MA: 18.6% |
13.5%±4.9Highest MA: 18.6% |
12.3%±3.8Lowest MA: 18.6% |
| Pepperell and North Brookfield 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 | #270 of 282 in MA | #153 of 282 in MA | #267 of 282 in MA |
| School district | North Brookfield | — | Ware |
| High school in town | North Brookfield High | — | Ware Junior/Senior High School |
| Students per teacherat that high school | 5.5Lowest |
— | 11.1Highest |
| 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.