What stands out worked out from the figures below

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

Needham has grown the fastest since 2010 (+11.1%).

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	Needham
People
Population	11,663Lowest	32,459Highest
Growth since 20102010 → 2020 census	+0.9%Lowest MA: +7.4%	+11.1%Highest MA: +7.4%
Median age	42.4±3.3Lowest 6% above MA	43.1±1.6Highest 8% above MA
	Needham and Pepperell are within the Census margin of error here, so we can’t say which is really higher.
Kids under 18	20.1%±3.3Lowest MA: 19.4%	27.5%±2.2Highest MA: 19.4%
Age 65+	18.2%±2.3Highest MA: 17.9%	17.7%±1.7Lowest MA: 17.9%
	Pepperell and Needham 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%	81.9%Highest MA: 47.3%
Enrolled in collegeshare of residents	5.7%±2.3Highest MA: 7.9%	5.4%±1.1Lowest MA: 7.9%
	Pepperell and Needham 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	$214,308±$13kHighest 106% above MA
Home valuemedian, owner-occupied	$482,100±$14kLowest 14% below MA	$1,188,500±$43kHighest 111% above MA
Rentmedian gross, monthly	$1,295±$238Lowest 27% below MA	$2,409±$183Highest 37% above MA
Property taxmedian, yearly	$6,698Lowest 12% above MA	$10,000+Highest at least 67% above MA
Renters paying 30%+of income on rent	45.1%±16.1Lowest MA: 51.8%	55.9%±8.5Highest MA: 51.8%
	Needham 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%	3.7%Lowest MA: 10%
Housing
Homeownersof occupied homes	84.3%Highest MA: 62.5%	83.1%Lowest MA: 62.5%
Typical home builtmedian year	1981Highest 17 yrs newer than MA	1965Lowest 1 yr newer than MA
Getting to work
Average commuteone way	34 minHighest 16% above MA	28 minLowest 5% below MA
Work from home	18.1%±2.7Lowest MA: 18.6%	32.4%±2.4Highest MA: 18.6%
Schools
Public school scoresrank in state, math + reading	#153 of 282 in MA	#19 of 282 in MA
School district	North Middlesex	Needham
High school in town	None in town	Needham High
Students per teacherat that high school	—	11.9
On TownTapestry
Old photos in History	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.