Compare towns
Oakham vs Upton vs Ware vs Westhampton
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%).
Upton has grown the fastest since 2010 (+6.1%).
Ware has the most affordable homes ($290k median).
Westhampton has the oldest population (median age 49.3).
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 | Upton | Ware | Westhampton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 1,639 |
8,189 |
10,048Highest |
1,552Lowest |
| Growth since 20102010 → 2020 census | -2.7%Lowest MA: +7.4% |
+6.1%Highest MA: +7.4% |
+2% MA: +7.4% |
+0.9% MA: +7.4% |
| Median age | 49±2.3 23% above MA |
46.4±4.8 16% above MA |
43.1±4.7Lowest 8% above MA |
49.3±4.9Highest 23% above MA |
| Westhampton and Oakham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 18.2%±3.1 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.1%±3.5 MA: 19.4% |
18%±4.1Lowest MA: 19.4% |
| Upton and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 21.4%±2.3 MA: 17.9% |
20.7%±4.9 MA: 17.9% |
20.6%±3.4Lowest MA: 17.9% |
25.4%±2.8Highest MA: 17.9% |
| Westhampton and Oakham 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% |
53.5%Highest MA: 47.3% |
24%Lowest MA: 47.3% |
47% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.8%±2.1 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
4.4%±2.2Highest MA: 7.9% |
3.7%±2.4 MA: 7.9% |
| Ware and Oakham 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 |
$155,508±$33kHighest 50% above MA |
$67,475±$15kLowest 35% below MA |
$100,000±$7k 4% below MA |
| Home valuemedian, owner-occupied | $420,100±$20k 25% below MA |
$576,700±$41kHighest about the MA average |
$289,700±$28kLowest 48% below MA |
$413,200±$24k 26% below MA |
| Rentmedian gross, monthly | $1,174±$81 33% below MA |
$948±$599Lowest 46% below MA |
$1,043±$109 41% below MA |
$1,304±$229Highest 26% below MA |
| Westhampton and Oakham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $4,103Lowest 32% below MA |
$8,376Highest 40% above MA |
$4,237 29% below MA |
$6,476 8% above MA |
| Renters paying 30%+of income on rent | 27.8%±69.1Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
33.3%±53.5 MA: 51.8% |
| Ware and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.4% MA: 10% |
3.2%Lowest MA: 10% |
11.8%Highest MA: 10% |
6.5% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 91.6%Highest MA: 62.5% |
86.7% MA: 62.5% |
72.3%Lowest MA: 62.5% |
91.4% MA: 62.5% |
| Typical home builtmedian year | 1979 15 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1960Lowest 4 yrs older than MA |
1969 5 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 39 minHighest 32% above MA |
35 min 22% above MA |
28 minLowest about the MA average |
29 min about the MA average |
| Work from home | 9.6%±3.8Lowest MA: 18.6% |
22.8%±5.3Highest MA: 18.6% |
12.3%±3.8 MA: 18.6% |
14.1%±4 MA: 18.6% |
| Upton and Westhampton 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 | — | #46 of 282 in MA | #267 of 282 in MA | — |
| School district | Quabbin | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Ware | Hampshire · Westhampton |
| High school in town | None in town | Blackstone Valley | Ware Junior/Senior High School | Hampshire Regional High |
| Students per teacherat that high school | — | 11.2Highest |
11.1 |
10.0Lowest |
| 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.