Compare towns
Pembroke vs Needham vs Norwell
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
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%).
Norwell has the youngest population (median age 39.2).
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 | Pembroke | Needham | Norwell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 18,382 |
32,459Highest |
11,361Lowest |
| Growth since 20102010 → 2020 census | +2.9%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+8% MA: +7.4% |
| Median age | 45.5±3.3Highest 14% above MA |
43.1±1.6 8% above MA |
39.2±1.4Lowest about the MA average |
| 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%±2.2 MA: 19.4% |
28.5%±3.6Highest MA: 19.4% |
| Norwell and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19.4%±3.1Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
16.1%±2Lowest 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% |
69.6% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.9%±1.4 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
4%±1.4Lowest 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 |
$188,699±$25k 82% above MA |
| Needham and Norwell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $586,500±$28kLowest 4% above MA |
$1,188,500±$43kHighest 111% above MA |
$865,700±$35k 54% above MA |
| Rentmedian gross, monthly | $2,464±$753Highest 40% above MA |
$2,409±$183 37% above MA |
$2,215±$336Lowest 26% 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 |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 42.1%±5.6Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
67.1%±24.5Highest MA: 51.8% |
| Norwell and Needham 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% MA: 10% |
2.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 90.1% MA: 62.5% |
83.1%Lowest MA: 62.5% |
91.6%Highest MA: 62.5% |
| Typical home builtmedian year | 1974Highest 10 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1968 4 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 35 min 19% above MA |
28 minLowest 5% below MA |
35 minHighest 21% above MA |
| Work from home | 21.2%±5.6Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
27.1%±4.5 MA: 18.6% |
| Needham and Norwell 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 | #19 of 282 in MA | #80 of 282 in MA |
| School district | Pembroke | Needham | Norwell |
| High school in town | Pembroke High School | Needham High | Norwell High |
| Students per teacherat that high school | 12.3Highest |
11.9 |
11.7Lowest |
| 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.