Compare towns
Palmer Town vs Sutton vs Ware vs Adams
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Palmer Town has the oldest population (median age 47.8).
Sutton has the highest household income ($147k).
Ware has the youngest population (median age 43.1).
Adams has the most affordable homes ($210k 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 | Palmer Town | Sutton | Ware | Adams |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 12,381Highest |
9,452 |
10,048 |
8,074Lowest |
| Growth since 20102010 → 2020 census | +2.5% MA: +7.4% |
+4.4%Highest MA: +7.4% |
+2% MA: +7.4% |
-3.8%Lowest MA: +7.4% |
| Median age | 47.8±5.6Highest 20% above MA |
44.3±2.5 11% above MA |
43.1±4.7Lowest 8% above MA |
47.3±3.3 18% above MA |
| Palmer Town and Adams are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 15.1%±3.1Lowest MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
19.1%±3.5 MA: 19.4% |
15.7%±3.3 MA: 19.4% |
| Sutton and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 20.9%±4.2 MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
20.6%±3.4 MA: 17.9% |
25.2%±3.4Highest MA: 17.9% |
| Adams and Palmer Town are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 23.5%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
24% MA: 47.3% |
24.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.4%±1.5Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
4.4%±2.2 MA: 7.9% |
4.5%±1.9Highest MA: 7.9% |
| Adams and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $78,480±$8k 25% below MA |
$147,125±$25kHighest 42% above MA |
$67,475±$15k 35% below MA |
$58,929±$6kLowest 43% below MA |
| Home valuemedian, owner-occupied | $271,400±$21k 52% below MA |
$523,100±$47kHighest 7% below MA |
$289,700±$28k 48% below MA |
$209,900±$15kLowest 63% below MA |
| Rentmedian gross, monthly | $1,075±$103 39% below MA |
$1,190±$401Highest 32% below MA |
$1,043±$109 41% below MA |
$963±$74Lowest 45% below MA |
| Sutton and Palmer Town are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $4,540 24% below MA |
$6,763Highest 13% above MA |
$4,237 29% below MA |
$3,638Lowest 39% below MA |
| Renters paying 30%+of income on rent | 52.9%±10.6 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
62.1%±10.3 MA: 51.8% |
| Ware and Adams are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 8.3% MA: 10% |
5.8%Lowest MA: 10% |
11.8% MA: 10% |
13.2%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 71.5% MA: 62.5% |
89.7%Highest MA: 62.5% |
72.3% MA: 62.5% |
62.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1962 2 yrs older than MA |
1981Highest 17 yrs newer than MA |
1960 4 yrs older than MA |
1938Lowest 26 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 31 minHighest 8% above MA |
30 min about the MA average |
28 min about the MA average |
24 minLowest 19% below MA |
| Work from home | 7.3%±2.7Lowest MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
12.3%±3.8 MA: 18.6% |
8.3%±2.8 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #252 of 282 in MA | #105 of 282 in MA | #267 of 282 in MA | #230 of 282 in MA |
| School district | Palmer · Pathfinder Regional Vocational Technical | Sutton | Ware | Hoosac Valley Regional |
| High school in town | Pathfinder Vocational Technical | Sutton High School | Ware Junior/Senior High School | None in town |
| Students per teacherat that high school | 9.9Lowest |
12.6Highest |
11.1 |
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| 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.