What stands out worked out from the figures below

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

Wakefield has grown the fastest since 2010 (+8.7%).

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	Wakefield
People
Population	11,663Lowest	27,793Highest
Growth since 20102010 → 2020 census	+0.9%Lowest MA: +7.4%	+8.7%Highest MA: +7.4%
Median age	42.4±3.3 6% above MA	42.4±1.7 6% above MA
Kids under 18	20.1%±3.3Highest MA: 19.4%	20%±2.2Lowest MA: 19.4%
	Pepperell and Wakefield 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%±1.9Highest MA: 17.9%
	Wakefield 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%	59.7%Highest MA: 47.3%
Enrolled in collegeshare of residents	5.7%±2.3Highest MA: 7.9%	4.4%±0.9Lowest MA: 7.9%
	Pepperell and Wakefield 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	$134,306±$14kHighest 29% above MA
	Wakefield 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	$723,500±$24kHighest 29% above MA
Rentmedian gross, monthly	$1,295±$238Lowest 27% below MA	$1,958±$102Highest 11% above MA
Property taxmedian, yearly	$6,698Lowest 12% above MA	$7,779Highest 30% above MA
Renters paying 30%+of income on rent	45.1%±16.1Highest MA: 51.8%	43.7%±7.9Lowest MA: 51.8%
	Pepperell and Wakefield are within the Census margin of error here, so we can’t say which is really higher.
Below poverty line	8%Highest MA: 10%	4.9%Lowest MA: 10%
Housing
Homeownersof occupied homes	84.3%Highest MA: 62.5%	70.7%Lowest MA: 62.5%
Typical home builtmedian year	1981Highest 17 yrs newer than MA	1956Lowest 8 yrs older than MA
Getting to work
Average commuteone way	34 minHighest 16% above MA	33 minLowest 14% above MA
Work from home	18.1%±2.7Lowest MA: 18.6%	24.6%±3.1Highest MA: 18.6%
Schools
Public school scoresrank in state, math + reading	#153 of 282 in MA	#179 of 282 in MA
School district	North Middlesex	Northeast Metropolitan Regional Vocational Technical · Wakefield
High school in town	None in town	Northeast Metro Regional Vocational
Students per teacherat that high school	—	10.7
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.