Compare towns
Pembroke vs Sutton vs Belchertown
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Pembroke has the most expensive homes ($587k median).
Sutton has grown the fastest since 2010 (+7.7%).
Belchertown has the youngest population (median age 43.9).
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 | Sutton | Belchertown |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 18,382Highest |
2,239Lowest |
15,393 |
| Growth since 20102010 → 2020 census | +2.9%Lowest U.S.: +7.4% |
+7.7%Highest U.S.: +7.4% |
+4.8% U.S.: +7.4% |
| Median age | 45.5±3.3 17% above U.S. |
48.1±4.1Highest 24% above U.S. |
43.9±1.6Lowest 13% above U.S. |
| Sutton and Pembroke are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.3%±2.5Lowest U.S.: 22% |
20.5%±3.8Highest U.S.: 22% |
19.5%±2.9 U.S.: 22% |
| Sutton and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19.4%±3.1Lowest U.S.: 17.2% |
21.6%±5.9Highest U.S.: 17.2% |
21%±2.4 U.S.: 17.2% |
| Sutton and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 44.7% U.S.: 35.7% |
44.3%Lowest U.S.: 35.7% |
47.3%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 4.9%±1.4Lowest U.S.: 6.4% |
4.9%±3.6Lowest U.S.: 6.4% |
6.7%±1.8Highest U.S.: 6.4% |
| Belchertown 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±$17kHighest 81% above U.S. |
$130,313±$31k 61% above U.S. |
$108,068±$15kLowest 34% above U.S. |
| Pembroke and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $586,500±$28kHighest 76% above U.S. |
$362,600±$16kLowest 9% above U.S. |
$371,300±$12k 12% above U.S. |
| Rentmedian gross, monthly | $2,464±$753Highest 74% above U.S. |
$1,656±$614 17% above U.S. |
$1,292±$230Lowest 9% below U.S. |
| Pembroke and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,585 111% above U.S. |
$7,652Highest 145% above U.S. |
$5,810Lowest 86% above U.S. |
| Renters paying 30%+of income on rent | 42.1%±5.6 U.S.: 51.1% |
27.6%±47.2Lowest U.S.: 51.1% |
57.4%±21.8Highest U.S.: 51.1% |
| Belchertown and Pembroke are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4%Lowest U.S.: 12.5% |
4.8% U.S.: 12.5% |
8.5%Highest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 90.1% U.S.: 65.2% |
95.7%Highest U.S.: 65.2% |
87.1%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1974 6 yrs older than U.S. |
1971Lowest 9 yrs older than U.S. |
1984Highest 4 yrs newer than U.S. |
| Getting to work | |||
| Average commuteone way | 35 minHighest 31% above U.S. |
29 min 11% above U.S. |
29 minLowest 9% above U.S. |
| Work from home | 21.2%±5.6Highest U.S.: 15.1% |
14.8%±5.6 U.S.: 15.1% |
14%±3.3Lowest U.S.: 15.1% |
| Pembroke and Sutton 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 | — | #168 of 282 in MA |
| School district | Pembroke | Kearsarge Regional School District | Belchertown |
| High school in town | Pembroke High School | Kearsarge Regional High School | Belchertown High |
| Students per teacherat that high school | 12.3Highest |
10.4Lowest |
11.9 |
| On TownTapestry | |||
| Old photos in History | None yet | None yet | None yet |
U.S. 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.