Compare towns
Norton vs Sutton vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Norton has the youngest population (median age 39.6).
Sutton has grown the fastest since 2010 (+4.4%).
Pepperell has the most affordable homes ($482k median).
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 | Norton | Sutton | Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 19,240Highest |
9,452Lowest |
11,663 |
| Growth since 20102010 → 2020 census | +0.9%Lowest MA: +7.4% |
+4.4%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 39.6±1.2Lowest about the MA average |
44.3±2.5Highest 11% above MA |
42.4±3.3 6% above MA |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 17.3%±2.3Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
20.1%±3.3Highest MA: 19.4% |
| Pepperell and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 17.4%±1.9Lowest MA: 17.9% |
18.8%±3.2Highest MA: 17.9% |
18.2%±2.3 MA: 17.9% |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 45.8% MA: 47.3% |
52.8%Highest MA: 47.3% |
43.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 12.9%±1Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $124,535±$11k 20% above MA |
$147,125±$25kHighest 42% above MA |
$124,073±$12kLowest 19% above MA |
| Sutton and Norton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $501,400±$27k 11% below MA |
$523,100±$47kHighest 7% below MA |
$482,100±$14kLowest 14% below MA |
| Sutton and Norton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,911±$375Highest 8% above MA |
$1,190±$401Lowest 32% below MA |
$1,295±$238 27% below MA |
| Property taxmedian, yearly | $5,929Lowest about the MA average |
$6,763Highest 13% above MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 46.6%±8.9 MA: 51.8% |
47.5%±24.4Highest MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
| Sutton and Norton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.7%Lowest MA: 10% |
5.8% MA: 10% |
8%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 83.8%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
84.3% MA: 62.5% |
| Typical home builtmedian year | 1982Highest 18 yrs newer than MA |
1981Lowest 17 yrs newer than MA |
1981Lowest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 33 min 12% above MA |
30 minLowest about the MA average |
34 minHighest 16% above MA |
| Work from home | 19%±3.2 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
18.1%±2.7Lowest MA: 18.6% |
| Sutton and Norton 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 | #173 of 282 in MA | #105 of 282 in MA | #153 of 282 in MA |
| School district | Norton | Sutton | North Middlesex |
| High school in town | Norton High | Sutton High School | None in town |
| Students per teacherat that high school | 10.9Lowest |
12.6Highest |
— |
| 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.