What stands out worked out from the figures below

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

Needham has grown the fastest since 2010 (+11.1%).

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	Needham
People
Population	18,382Lowest	32,459Highest
Growth since 20102010 → 2020 census	+2.9%Lowest MA: +7.4%	+11.1%Highest MA: +7.4%
Median age	45.5±3.3Highest 14% above MA	43.1±1.6Lowest 8% above MA
	Pembroke and Needham are within the Census margin of error here, so we can’t say which is really higher.
Kids under 18	19.3%±2.5Lowest MA: 19.4%	27.5%±2.2Highest MA: 19.4%
Age 65+	19.4%±3.1Highest MA: 17.9%	17.7%±1.7Lowest MA: 17.9%
	Pembroke and Needham 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%	81.9%Highest MA: 47.3%
Enrolled in collegeshare of residents	4.9%±1.4Lowest MA: 7.9%	5.4%±1.1Highest MA: 7.9%
	Needham and Pembroke are within the Census margin of error here, so we can’t say which is really higher.
Cost of living
Household incomemedian	$146,285±$17kLowest 41% above MA	$214,308±$13kHighest 106% above MA
Home valuemedian, owner-occupied	$586,500±$28kLowest 4% above MA	$1,188,500±$43kHighest 111% above MA
Rentmedian gross, monthly	$2,464±$753Highest 40% above MA	$2,409±$183Lowest 37% above MA
	Pembroke and Needham 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	$10,000+Highest at least 67% above MA
Renters paying 30%+of income on rent	42.1%±5.6Lowest MA: 51.8%	55.9%±8.5Highest MA: 51.8%
	Needham 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%	3.7%Lowest MA: 10%
Housing
Homeownersof occupied homes	90.1%Highest MA: 62.5%	83.1%Lowest MA: 62.5%
Typical home builtmedian year	1974Highest 10 yrs newer than MA	1965Lowest 1 yr newer than MA
Getting to work
Average commuteone way	35 minHighest 19% above MA	28 minLowest 5% below MA
Work from home	21.2%±5.6Lowest MA: 18.6%	32.4%±2.4Highest MA: 18.6%
Schools
Public school scoresrank in state, math + reading	#82 of 282 in MA	#19 of 282 in MA
School district	Pembroke	Needham
High school in town	Pembroke High School	Needham High
Students per teacherat that high school	12.3Highest	11.9Lowest
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.