Compare towns
Northfield vs Hudson vs Oakham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Northfield has the most affordable homes ($376k median).
Hudson has grown the fastest since 2010 (+5.4%).
Oakham has the most homeowners (91.6%).
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 | Northfield | Hudson | Oakham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 2,872 |
20,077Highest |
1,639Lowest |
| Growth since 20102010 → 2020 census | -5.5%Lowest MA: +7.4% |
+5.4%Highest MA: +7.4% |
-2.7% MA: +7.4% |
| Median age | 48.9±4.2 22% above MA |
42.9±1.7Lowest 7% above MA |
49±2.3Highest 23% above MA |
| Oakham and Northfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 14.8%±4.1Lowest MA: 19.4% |
19.3%±2.5Highest MA: 19.4% |
18.2%±3.1 MA: 19.4% |
| Hudson and Oakham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 25.5%±5.1Highest MA: 17.9% |
20.1%±2.3Lowest MA: 17.9% |
21.4%±2.3 MA: 17.9% |
| Northfield and Oakham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 42.4% MA: 47.3% |
46.1%Highest MA: 47.3% |
40.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±3Highest MA: 7.9% |
4%±1 MA: 7.9% |
3.8%±2.1Lowest MA: 7.9% |
| Northfield and Hudson are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $103,375±$10k about the MA average |
$103,400±$13kHighest about the MA average |
$102,000±$20kLowest about the MA average |
| Hudson and Northfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $375,800±$31kLowest 33% below MA |
$496,800±$22kHighest 12% below MA |
$420,100±$20k 25% below MA |
| Rentmedian gross, monthly | $1,142±$200Lowest 35% below MA |
$1,406±$82Highest 20% below MA |
$1,174±$81 33% below MA |
| Property taxmedian, yearly | $4,594 23% below MA |
$6,892Highest 15% above MA |
$4,103Lowest 32% below MA |
| Renters paying 30%+of income on rent | 49.2%±25.9Highest MA: 51.8% |
40.8%±8.7 MA: 51.8% |
27.8%±69.1Lowest MA: 51.8% |
| Northfield and Hudson are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6.8%Highest MA: 10% |
5.3% MA: 10% |
4.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.1% MA: 62.5% |
73.2%Lowest MA: 62.5% |
91.6%Highest MA: 62.5% |
| Typical home builtmedian year | 1962Lowest 2 yrs older than MA |
1970 6 yrs newer than MA |
1979Highest 15 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 31 min 8% above MA |
31 minLowest 6% above MA |
39 minHighest 32% above MA |
| Work from home | 16.5%±10.3 MA: 18.6% |
19.6%±3.6Highest MA: 18.6% |
9.6%±3.8Lowest MA: 18.6% |
| Hudson and Northfield 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 | #231 of 282 in MA | #224 of 282 in MA | — |
| School district | Pioneer Valley | Hudson | Quabbin |
| High school in town | Pioneer Valley Regional | Hudson High | None in town |
| Students per teacherat that high school | 10.7Highest |
10.2Lowest |
— |
| 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.