Compare towns
Pepperell vs Webster 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 expensive homes ($457k median).
Webster has grown the fastest since 2010 (+6%).
North Brookfield has the most homeowners (69.3%).
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 | Webster | North Brookfield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 1,971Lowest |
17,748Highest |
4,760 |
| Growth since 20102010 → 2020 census | -4.6%Lowest MA: +7.4% |
+6%Highest MA: +7.4% |
+1.2% MA: +7.4% |
| Median age | 46.4±6.3Highest 16% above MA |
39.9±2.9Lowest about the MA average |
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% |
19.6%±2.9Highest MA: 19.4% |
16.9%±4.2 MA: 19.4% |
| Webster 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% |
19.6%±2.5Highest MA: 17.9% |
18.7%±5Lowest MA: 17.9% |
| Webster 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%Highest MA: 47.3% |
25.3%Lowest MA: 47.3% |
26.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±2.4Lowest MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
4.5%±2.3 MA: 7.9% |
| Webster and North Brookfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $76,726±$17k 26% below MA |
$72,895±$6kLowest 30% below MA |
$79,285±$11kHighest 24% below MA |
| North Brookfield and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $457,300±$40kHighest 19% below MA |
$361,500±$12k 36% below MA |
$359,100±$32kLowest 36% below MA |
| Rentmedian gross, monthly | $1,139±$301 35% below MA |
$1,228±$81Highest 30% below MA |
$981±$63Lowest 44% below MA |
| Webster and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,871Highest 15% above MA |
$3,999Lowest 33% below MA |
$4,176 30% below MA |
| Renters paying 30%+of income on rent | 56.6%±20.7Highest MA: 51.8% |
45.7%±6.7Lowest MA: 51.8% |
52.4%±15.8 MA: 51.8% |
| Pepperell and North Brookfield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 10.9%Lowest MA: 10% |
12.7% MA: 10% |
12.9%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 49.2%Lowest MA: 62.5% |
59.8% MA: 62.5% |
69.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1970Highest 6 yrs newer than MA |
1962 2 yrs older than MA |
1953Lowest 11 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 34 min 18% above MA |
31 minLowest 5% above MA |
37 minHighest 28% above MA |
| Work from home | 13.5%±4.9Highest MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
13.1%±4.4 MA: 18.6% |
| Pepperell and North Brookfield 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 | #153 of 282 in MA | #271 of 282 in MA | #270 of 282 in MA |
| School district | — | Webster | North Brookfield |
| High school in town | — | Bartlett High School | North Brookfield High |
| Students per teacherat that high school | — | 11.6Highest |
5.5Lowest |
| On TownTapestry | |||
| Old photos in Our Story | 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.