Compare towns
North Reading vs Lancaster vs Upton vs Lynnfield
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
North Reading has the most renters (15.7% rent).
Lancaster has the most people working from home (33.6%).
Upton has the oldest population (median age 46.4).
Lynnfield has grown the fastest since 2010 (+12.1%).
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 Reading | Lancaster | Upton | Lynnfield |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 15,765Highest |
8,606 |
8,189Lowest |
13,064 |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
+6.1% MA: +7.4% |
+12.1%Highest MA: +7.4% |
| Median age | 43±2.8 8% above MA |
43.1±4.9 8% above MA |
46.4±4.8Highest 16% above MA |
41.4±2.1Lowest 4% 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 | 22.3%±2.4 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
23.2%±4.5 MA: 19.4% |
28%±4.2Highest MA: 19.4% |
| Lynnfield and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 16.7%±2Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
17.9%±2.4 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+ | 56.4% MA: 47.3% |
50.3%Lowest MA: 47.3% |
53.5% MA: 47.3% |
62.7%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.2%±1.2Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3.2%±1.1 MA: 7.9% |
| North Reading and Lynnfield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $147,768±$25k 42% above MA |
$134,833±$27kLowest 30% above MA |
$155,508±$33k 50% above MA |
$175,265±$23kHighest 69% above MA |
| Lynnfield and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $710,500±$24k 26% above MA |
$519,100±$60kLowest 8% below MA |
$576,700±$41k about the MA average |
$917,600±$31kHighest 63% above MA |
| Rentmedian gross, monthly | $2,259±$356 28% above MA |
$2,338±$539 33% above MA |
$948±$599Lowest 46% below MA |
$2,676±$219Highest 52% above MA |
| Lynnfield and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $9,693 62% above MA |
$7,235Lowest 21% above MA |
$8,376 40% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 75.5%±25.2Highest MA: 51.8% |
68.3%±36.7 MA: 51.8% |
52.8%±31Lowest MA: 51.8% |
69.2%±21.9 MA: 51.8% |
| North Reading and Lynnfield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 2.7% MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
6%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 84.3%Lowest MA: 62.5% |
85.1% MA: 62.5% |
86.7% MA: 62.5% |
87.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1975 11 yrs newer than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1964Lowest same as MA |
| Getting to work | ||||
| Average commuteone way | 34 min 15% above MA |
32 minLowest 9% above MA |
35 minHighest 22% above MA |
32 min 10% above MA |
| Work from home | 26.1%±4.6 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.8%±5.3Lowest MA: 18.6% |
27.4%±4.7 MA: 18.6% |
| Lancaster and Lynnfield 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 | #33 of 282 in MA | #145 of 282 in MA | #46 of 282 in MA | #27 of 282 in MA |
| School district | North Reading | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Lynnfield |
| High school in town | North Reading High | None in town | Blackstone Valley | Lynnfield High |
| Students per teacherat that high school | 10.1Lowest |
— | 11.2 |
12.0Highest |
| 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.