Compare towns
Pepperell vs Proctor vs Douglas
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Pepperell has the most expensive homes ($482k median).
Proctor has the most affordable homes ($210k median).
Douglas has grown the fastest since 2010 (+6%).
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 | Proctor | Douglas |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,663Highest |
1,794Lowest |
9,207 |
| Growth since 20102010 → 2020 census | +0.9%Lowest U.S.: +7.4% |
+1.3% U.S.: +7.4% |
+6%Highest U.S.: +7.4% |
| Median age | 42.4±3.3Lowest 9% above U.S. |
42.4±6.4Lowest 9% above U.S. |
44±2.6Highest 13% above U.S. |
| Douglas 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 U.S.: 22% |
21.8%±4.4Highest U.S.: 22% |
21.2%±3.8 U.S.: 22% |
| Proctor and Douglas are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 18.2%±2.3 U.S.: 17.2% |
22.4%±2.5Highest U.S.: 17.2% |
15.4%±3.1Lowest U.S.: 17.2% |
| Proctor 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%Highest U.S.: 35.7% |
28.1%Lowest U.S.: 35.7% |
41.7% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 5.7%±2.3Highest U.S.: 6.4% |
3.6%±1.7Lowest U.S.: 6.4% |
5.4%±2.3 U.S.: 6.4% |
| Pepperell and Douglas are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $124,073±$12k 54% above U.S. |
$74,167±$12kLowest 8% below U.S. |
$152,267±$10kHighest 89% above U.S. |
| Home valuemedian, owner-occupied | $482,100±$14kHighest 45% above U.S. |
$209,900±$17kLowest 37% below U.S. |
$470,600±$29k 41% above U.S. |
| Pepperell and Douglas are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,295±$238 8% below U.S. |
$1,029±$202Lowest 27% below U.S. |
$1,503±$697Highest 6% above U.S. |
| Douglas and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,698Highest 115% above U.S. |
$4,032Lowest 29% above U.S. |
$6,338 103% above U.S. |
| Renters paying 30%+of income on rent | 45.1%±16.1Highest U.S.: 51.1% |
37.3%±16.2 U.S.: 51.1% |
33.9%±17.4Lowest U.S.: 51.1% |
| Pepperell and Proctor are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 8% U.S.: 12.5% |
16.2%Highest U.S.: 12.5% |
4.8%Lowest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 84.3% U.S.: 65.2% |
86.7%Highest U.S.: 65.2% |
83.8%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1981 1 yr newer than U.S. |
1938Lowest 42 yrs older than U.S. |
1986Highest 6 yrs newer than U.S. |
| Getting to work | |||
| Average commuteone way | 34 min 28% above U.S. |
22 minLowest 16% below U.S. |
34 minHighest 28% above U.S. |
| Work from home | 18.1%±2.7 U.S.: 15.1% |
9.4%±4.6Lowest U.S.: 15.1% |
20.9%±4.9Highest U.S.: 15.1% |
| Douglas and Pepperell 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 | — | #177 of 282 in MA |
| School district | North Middlesex | Quarry Valley Unified Union School District #70 | Douglas |
| High school in town | None in town | Proctor Junior/Senior High School | Douglas High School |
| Students per teacherat that high school | — | 8.7Highest |
7.2Lowest |
| On TownTapestry | |||
| Old photos in History | None yet | None yet | None yet |
U.S. 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.