Compare towns
Pepperell vs Needham vs Douglas
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 youngest population (median age 42.4).
Needham has the most expensive homes ($1189k median).
Douglas has the most affordable homes ($471k 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 | Needham | Douglas |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,663 |
32,459Highest |
9,207Lowest |
| Growth since 20102010 → 2020 census | +0.9%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+6% MA: +7.4% |
| Median age | 42.4±3.3Lowest 6% above MA |
43.1±1.6 8% above MA |
44±2.6Highest 10% above MA |
| Douglas and Needham 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% |
21.2%±3.8 MA: 19.4% |
| Age 65+ | 18.2%±2.3Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
15.4%±3.1Lowest 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% MA: 47.3% |
81.9%Highest MA: 47.3% |
41.7%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.7%±2.3Highest MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
5.4%±2.3Lowest 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 |
$152,267±$10k 46% above MA |
| Home valuemedian, owner-occupied | $482,100±$14k 14% below MA |
$1,188,500±$43kHighest 111% above MA |
$470,600±$29kLowest 16% below MA |
| Rentmedian gross, monthly | $1,295±$238Lowest 27% below MA |
$2,409±$183Highest 37% above MA |
$1,503±$697 15% below MA |
| Property taxmedian, yearly | $6,698 12% above MA |
$10,000+Highest at least 67% above MA |
$6,338Lowest 6% above MA |
| Renters paying 30%+of income on rent | 45.1%±16.1 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
33.9%±17.4Lowest 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% |
4.8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 84.3%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
83.8% MA: 62.5% |
| Typical home builtmedian year | 1981 17 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1986Highest 22 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 34 min 16% above MA |
28 minLowest 5% below MA |
34 minHighest 16% above MA |
| Work from home | 18.1%±2.7Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
20.9%±4.9 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #153 of 282 in MA | #19 of 282 in MA | #177 of 282 in MA |
| School district | North Middlesex | Needham | Douglas |
| High school in town | None in town | Needham High | Douglas High School |
| Students per teacherat that high school | — | 11.9Highest |
7.2Lowest |
| 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.