What stands out worked out from the figures below

Pepperell has the most affordable homes ($482k median).

Lancaster has grown the fastest since 2010 (+4.8%).

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	Pepperell	Lancaster
People
Population	11,663Highest	8,606Lowest
Growth since 20102010 → 2020 census	+0.9%Lowest MA: +7.4%	+4.8%Highest MA: +7.4%
Median age	42.4±3.3Lowest 6% above MA	43.1±4.9Highest 8% above MA
	Lancaster and Pepperell are within the Census margin of error here, so we can’t say which is really higher.
Kids under 18	20.1%±3.3Highest MA: 19.4%	19.2%±4Lowest MA: 19.4%
	Pepperell and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Age 65+	18.2%±2.3Lowest MA: 17.9%	19.9%±4.2Highest 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+	43.8%Lowest MA: 47.3%	50.3%Highest MA: 47.3%
Enrolled in collegeshare of residents	5.7%±2.3Highest MA: 7.9%	3%±1.8Lowest MA: 7.9%
	Pepperell and Lancaster are within the Census margin of error here, so we can’t say which is really higher.
Cost of living
Household incomemedian	$124,073±$12kLowest 19% above MA	$134,833±$27kHighest 30% above MA
	Lancaster and Pepperell are within the Census margin of error here, so we can’t say which is really higher.
Home valuemedian, owner-occupied	$482,100±$14kLowest 14% below MA	$519,100±$60kHighest 8% 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	$1,295±$238Lowest 27% below MA	$2,338±$539Highest 33% above MA
Property taxmedian, yearly	$6,698Lowest 12% above MA	$7,235Highest 21% above MA
Renters paying 30%+of income on rent	45.1%±16.1Lowest MA: 51.8%	68.3%±36.7Highest 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	8%Highest MA: 10%	1.4%Lowest MA: 10%
Housing
Homeownersof occupied homes	84.3%Lowest MA: 62.5%	85.1%Highest MA: 62.5%
Typical home builtmedian year	1981Highest 17 yrs newer than MA	1971Lowest 7 yrs newer than MA
Getting to work
Average commuteone way	34 minHighest 16% above MA	32 minLowest 9% above MA
Work from home	18.1%±2.7Lowest MA: 18.6%	33.6%±9.1Highest MA: 18.6%
Schools
Public school scoresrank in state, math + reading	#153 of 282 in MA	#145 of 282 in MA
School district	North Middlesex	Nashoba
High school in town	None in town	None in town
On TownTapestry
Old photos in Our Story	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.