What stands out worked out from the figures below

Pembroke has the most expensive homes ($587k median).

Lancaster has grown the fastest since 2010 (+4.8%).

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.

Raising kidsAffordabilityOwning a homeShort commuteWorking from homeYounger crowdSettled, older crowdGrowing town

Measure	Pembroke	Lancaster
People
Population	18,382Highest	8,606Lowest
Growth since 20102010 → 2020 census	+2.9%Lowest MA: +7.4%	+4.8%Highest MA: +7.4%
Median age	45.5±3.3Highest 14% above MA	43.1±4.9Lowest 8% above MA
	Pembroke and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Kids under 18	19.3%±2.5Highest MA: 19.4%	19.2%±4Lowest MA: 19.4%
	Pembroke and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Age 65+	19.4%±3.1Lowest MA: 17.9%	19.9%±4.2Highest MA: 17.9%
	Lancaster and Pembroke are within the Census margin of error here, so we can’t say which is really higher.
Bachelor’s degree+adults 25+	44.7%Lowest MA: 47.3%	50.3%Highest MA: 47.3%
Enrolled in collegeshare of residents	4.9%±1.4Highest MA: 7.9%	3%±1.8Lowest MA: 7.9%
	Pembroke and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Cost of living
Household incomemedian	$146,285±$17kHighest 41% above MA	$134,833±$27kLowest 30% above MA
	Pembroke and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Home valuemedian, owner-occupied	$586,500±$28kHighest 4% above MA	$519,100±$60kLowest 8% below MA
	Pembroke and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Rentmedian gross, monthly	$2,464±$753Highest 40% above MA	$2,338±$539Lowest 33% above MA
	Pembroke and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Property taxmedian, yearly	$6,585Lowest 10% above MA	$7,235Highest 21% above MA
Renters paying 30%+of income on rent	42.1%±5.6Lowest MA: 51.8%	68.3%±36.7Highest MA: 51.8%
	Lancaster and Pembroke are within the Census margin of error here, so we can’t say which is really higher.
Below poverty line	4%Highest MA: 10%	1.4%Lowest MA: 10%
Housing
Homeownersof occupied homes	90.1%Highest MA: 62.5%	85.1%Lowest MA: 62.5%
Typical home builtmedian year	1974Highest 10 yrs newer than MA	1971Lowest 7 yrs newer than MA
Getting to work
Average commuteone way	35 minHighest 19% above MA	32 minLowest 9% above MA
Work from home	21.2%±5.6Lowest MA: 18.6%	33.6%±9.1Highest MA: 18.6%
	Lancaster and Pembroke 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	#82 of 282 in MA	#145 of 282 in MA
School district	Pembroke	Nashoba
High school in town	Pembroke High School	None in town
Students per teacherat that high school	12.3	—
On TownTapestry
Old photos in History	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.