Compare towns
Pepperell vs Lancaster vs North Brookfield
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Pepperell has the most renters (50.8% rent).
Lancaster has grown the fastest since 2010 (+4.8%).
North Brookfield has the most affordable homes ($359k median).
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 | Pepperell | Lancaster | North Brookfield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 1,971Lowest |
8,606Highest |
4,760 |
| Growth since 20102010 → 2020 census | -4.6%Lowest MA: +7.4% |
+4.8%Highest MA: +7.4% |
+1.2% MA: +7.4% |
| Median age | 46.4±6.3Highest 16% above MA |
43.1±4.9Lowest 8% above MA |
45.2±9.4 13% above MA |
| Pepperell and North Brookfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 15.7%±5.2Lowest MA: 19.4% |
19.2%±4Highest MA: 19.4% |
16.9%±4.2 MA: 19.4% |
| Lancaster and North Brookfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 18.7%±3.8Lowest MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
18.7%±5Lowest MA: 17.9% |
| Lancaster and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 38.8% MA: 47.3% |
50.3%Highest MA: 47.3% |
26.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±2.4 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
4.5%±2.3Highest MA: 7.9% |
| North Brookfield and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $76,726±$17kLowest 26% below MA |
$134,833±$27kHighest 30% above MA |
$79,285±$11k 24% below MA |
| Home valuemedian, owner-occupied | $457,300±$40k 19% below MA |
$519,100±$60kHighest 8% below MA |
$359,100±$32kLowest 36% below MA |
| Lancaster and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,139±$301 35% below MA |
$2,338±$539Highest 33% above MA |
$981±$63Lowest 44% below MA |
| Property taxmedian, yearly | $6,871 15% above MA |
$7,235Highest 21% above MA |
$4,176Lowest 30% below MA |
| Renters paying 30%+of income on rent | 56.6%±20.7 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
52.4%±15.8Lowest MA: 51.8% |
| Lancaster and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 10.9% MA: 10% |
1.4%Lowest MA: 10% |
12.9%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 49.2%Lowest MA: 62.5% |
85.1%Highest MA: 62.5% |
69.3% MA: 62.5% |
| Typical home builtmedian year | 1970 6 yrs newer than MA |
1971Highest 7 yrs newer than MA |
1953Lowest 11 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 34 min 18% above MA |
32 minLowest 9% above MA |
37 minHighest 28% above MA |
| Work from home | 13.5%±4.9 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
13.1%±4.4Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #153 of 282 in MA | #145 of 282 in MA | #270 of 282 in MA |
| School district | — | Nashoba | North Brookfield |
| High school in town | — | None in town | North Brookfield High |
| Students per teacherat that high school | — | — | 5.5 |
| 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.