Compare towns
North Reading vs Webster 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 oldest population (median age 43).
Webster has the most affordable homes ($362k median).
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 | Webster | Lynnfield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 15,765 |
17,748Highest |
13,064Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+6% MA: +7.4% |
+12.1%Highest MA: +7.4% |
| Median age | 43±2.8Highest 8% above MA |
39.9±2.9Lowest about the MA average |
41.4±2.1 4% above MA |
| North Reading and Lynnfield 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% |
19.6%±2.9Lowest MA: 19.4% |
28%±4.2Highest MA: 19.4% |
| Lynnfield and North Reading 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% |
19.6%±2.5Highest MA: 17.9% |
17.9%±2.4 MA: 17.9% |
| Webster and Lynnfield 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% |
25.3%Lowest MA: 47.3% |
62.7%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.2%±1.2 MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
3.2%±1.1Lowest MA: 7.9% |
| Webster and North Reading 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 |
$72,895±$6kLowest 30% below MA |
$175,265±$23kHighest 69% above MA |
| Lynnfield and North Reading 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 |
$361,500±$12kLowest 36% below MA |
$917,600±$31kHighest 63% above MA |
| Rentmedian gross, monthly | $2,259±$356 28% above MA |
$1,228±$81Lowest 30% below MA |
$2,676±$219Highest 52% above MA |
| Lynnfield and North Reading 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 |
$3,999Lowest 33% below MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 75.5%±25.2Highest MA: 51.8% |
45.7%±6.7Lowest 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%Lowest MA: 10% |
12.7%Highest MA: 10% |
6% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 84.3% MA: 62.5% |
59.8%Lowest MA: 62.5% |
87.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1975Highest 11 yrs newer than MA |
1962Lowest 2 yrs older than MA |
1964 same as MA |
| Getting to work | |||
| Average commuteone way | 34 minHighest 15% above MA |
31 minLowest 5% above MA |
32 min 10% above MA |
| Work from home | 26.1%±4.6 MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
27.4%±4.7Highest MA: 18.6% |
| Lynnfield and North Reading 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 | #271 of 282 in MA | #27 of 282 in MA |
| School district | North Reading | Webster | — |
| High school in town | North Reading High | Bartlett High School | — |
| Students per teacherat that high school | 10.1Lowest |
11.6Highest |
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| On TownTapestry | |||
| Old photos in History | None yet | None yet | 14 photos → |
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.