Compare towns
Pelham vs Reading vs Wakefield
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Pelham has the most affordable homes ($448k median).
Reading has the highest household income ($166k).
Wakefield has grown the fastest since 2010 (+8.7%).
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 | Pelham | Reading | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 1,335Lowest |
25,612 |
27,793Highest |
| Growth since 20102010 → 2020 census | -3.1%Lowest MA: +7.4% |
+3.1% MA: +7.4% |
+8.7%Highest MA: +7.4% |
| Median age | 45±8.4Highest 13% above MA |
43.7±2.3 9% above MA |
42.4±1.7Lowest 6% above MA |
| Pelham and Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 21%±4.6 MA: 19.4% |
22.8%±2.2Highest MA: 19.4% |
20%±2.2Lowest MA: 19.4% |
| Reading and Pelham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 26.7%±6.9Highest MA: 17.9% |
20.7%±2.3 MA: 17.9% |
19%±1.9Lowest MA: 17.9% |
| Pelham and Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 64.8% MA: 47.3% |
66.3%Highest MA: 47.3% |
59.7%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 2%±1.6Lowest MA: 7.9% |
2.9%±0.7 MA: 7.9% |
4.4%±0.9Highest MA: 7.9% |
| Wakefield and Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $113,750±$24kLowest 9% above MA |
$165,912±$13kHighest 60% above MA |
$134,306±$14k 29% above MA |
| Home valuemedian, owner-occupied | $447,600±$33kLowest 20% below MA |
$809,000±$22kHighest 44% above MA |
$723,500±$24k 29% above MA |
| Rentmedian gross, monthly | $1,205±$560Lowest 32% below MA |
$1,991±$273Highest 13% above MA |
$1,958±$102 11% above MA |
| Reading and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $7,472Lowest 25% above MA |
$9,320Highest 56% above MA |
$7,779 30% above MA |
| Renters paying 30%+of income on rent | 42.7%±35.2 MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
43.7%±7.9Highest MA: 51.8% |
| Wakefield and Pelham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 10.3%Highest MA: 10% |
3.2%Lowest MA: 10% |
4.9% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 79.1% MA: 62.5% |
82.4%Highest MA: 62.5% |
70.7%Lowest MA: 62.5% |
| Typical home builtmedian year | 1958 6 yrs older than MA |
1960Highest 4 yrs older than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 23 minLowest 21% below MA |
31 min 6% above MA |
33 minHighest 14% above MA |
| Work from home | 32.8%±7.4Highest MA: 18.6% |
30.2%±4.1 MA: 18.6% |
24.6%±3.1Lowest MA: 18.6% |
| Pelham and Reading 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 | — | #50 of 282 in MA | #179 of 282 in MA |
| School district | Pelham | Reading | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | None in town | Reading Memorial High | Northeast Metro Regional Vocational |
| Students per teacherat that high school | — | 12.1Highest |
10.7Lowest |
| 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.