Compare towns
Pepperell vs Townsend vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Townsend has the most affordable homes ($433k median).
Sutton has grown the fastest since 2010 (+4.4%).
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 | Townsend | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,663Highest |
9,100Lowest |
9,452 |
| Growth since 20102010 → 2020 census | +0.9%Lowest MA: +7.4% |
+2.3% MA: +7.4% |
+4.4%Highest MA: +7.4% |
| Median age | 42.4±3.3 6% above MA |
40.9±3.3Lowest about the MA average |
44.3±2.5Highest 11% above MA |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20.1%±3.3 MA: 19.4% |
21%±3.2Highest MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
| Townsend and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 18.2%±2.3 MA: 17.9% |
17.1%±2.1Lowest MA: 17.9% |
18.8%±3.2Highest MA: 17.9% |
| Sutton 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% MA: 47.3% |
35.5%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.7%±2.3Highest MA: 7.9% |
5.1%±2.4 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Pepperell and Townsend 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 19% above MA |
$121,528±$23kLowest 17% above MA |
$147,125±$25kHighest 42% above MA |
| Sutton 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±$14k 14% below MA |
$433,200±$22kLowest 23% below MA |
$523,100±$47kHighest 7% below MA |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,295±$238 27% below MA |
$1,469±$313Highest 17% below MA |
$1,190±$401Lowest 32% below MA |
| Townsend and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,698 12% above MA |
$6,031Lowest about the MA average |
$6,763Highest 13% above MA |
| Renters paying 30%+of income on rent | 45.1%±16.1Lowest MA: 51.8% |
50.6%±16.8Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
| Townsend and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 8% MA: 10% |
8.9%Highest MA: 10% |
5.8%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 84.3% MA: 62.5% |
82%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1976Lowest 12 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 34 min 16% above MA |
37 minHighest 27% above MA |
30 minLowest about the MA average |
| Work from home | 18.1%±2.7 MA: 18.6% |
10.5%±2.8Lowest MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
| Sutton 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 | #136 of 282 in MA | #105 of 282 in MA |
| School district | North Middlesex | North Middlesex | Sutton |
| High school in town | None in town | North Middlesex Regional | Sutton High School |
| Students per teacherat that high school | — | 13.1Highest |
12.6Lowest |
| 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.