Compare towns
Oakham vs Berlin vs Spencer
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Oakham has the most homeowners (91.6%).
Berlin has grown the fastest since 2010 (+10.2%).
Spencer has the most renters (37% rent).
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 | Oakham | Berlin | Spencer |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 1,639Lowest |
3,378 |
12,008Highest |
| Growth since 20102010 → 2020 census | -2.7%Lowest MA: +7.4% |
+10.2%Highest MA: +7.4% |
+2.6% MA: +7.4% |
| Median age | 49±2.3 23% above MA |
49.7±2.8Highest 24% above MA |
48.9±6.8Lowest 22% above MA |
| Berlin and Oakham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 18.2%±3.1Highest MA: 19.4% |
13.4%±4.5Lowest MA: 19.4% |
16.4%±3.9 MA: 19.4% |
| Oakham and Spencer are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 21.4%±2.3Lowest MA: 17.9% |
30.1%±5.9Highest MA: 17.9% |
26%±4.4 MA: 17.9% |
| Berlin and Spencer are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 40.3% MA: 47.3% |
48.3%Highest MA: 47.3% |
29.1%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.8%±2.1Lowest MA: 7.9% |
4.3%±2.5 MA: 7.9% |
5.2%±2.4Highest MA: 7.9% |
| Spencer and Berlin are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $102,000±$20k about the MA average |
$121,336±$12kHighest 17% above MA |
$80,533±$11kLowest 23% below MA |
| Berlin and Oakham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $420,100±$20k 25% below MA |
$616,600±$55kHighest 10% above MA |
$382,000±$22kLowest 32% below MA |
| Rentmedian gross, monthly | $1,174±$81 33% below MA |
$2,420±$933Highest 37% above MA |
$1,078±$161Lowest 39% below MA |
| Property taxmedian, yearly | $4,103Lowest 32% below MA |
$7,116Highest 19% above MA |
$4,387 27% below MA |
| Renters paying 30%+of income on rent | 27.8%±69.1Lowest MA: 51.8% |
52.6%±19.7Highest MA: 51.8% |
50.6%±10.3 MA: 51.8% |
| Berlin and Spencer are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.4%Lowest MA: 10% |
5% MA: 10% |
11%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 91.6%Highest MA: 62.5% |
77.3% MA: 62.5% |
63%Lowest MA: 62.5% |
| Typical home builtmedian year | 1979 15 yrs newer than MA |
1992Highest 28 yrs newer than MA |
1968Lowest 4 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 39 minHighest 32% above MA |
34 minLowest 17% above MA |
34 min 18% above MA |
| Work from home | 9.6%±3.8Lowest MA: 18.6% |
29.1%±6.8Highest MA: 18.6% |
15%±7.3 MA: 18.6% |
| Berlin and Spencer 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 | — | #61 of 282 in MA | #261 of 282 in MA |
| School district | Quabbin | Berlin-Boylston | Spencer-E Brookfield |
| High school in town | None in town | None in town | David Prouty High |
| Students per teacherat that high school | — | — | 9.9 |
| 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.