Compare towns
Pepperell vs Ware vs East Pepperell
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 highest household income ($124k).
Ware has the most affordable homes ($290k median).
East Pepperell has grown the fastest since 2010 (+3%).
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 | Ware | East Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 11,663Highest |
10,048 |
1,949Lowest |
| Growth since 20102010 → 2020 census | +0.9%Lowest MA: +7.4% |
+2% MA: +7.4% |
+3%Highest MA: +7.4% |
| Median age | 42.4±3.3 6% above MA |
43.1±4.7Highest 8% above MA |
42.1±3.7Lowest 5% above MA |
| Ware and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20.1%±3.3Highest MA: 19.4% |
19.1%±3.5 MA: 19.4% |
16.7%±3.5Lowest MA: 19.4% |
| Pepperell and Ware 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% |
20.6%±3.4Highest MA: 17.9% |
19%±5.5 MA: 17.9% |
| Ware and East 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 MA: 47.3% |
24%Lowest MA: 47.3% |
35.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.7%±2.3Highest MA: 7.9% |
4.4%±2.2 MA: 7.9% |
1.2%±1Lowest MA: 7.9% |
| Pepperell and Ware are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $124,073±$12kHighest 19% above MA |
$67,475±$15kLowest 35% below MA |
$96,198±$12k 7% below MA |
| Home valuemedian, owner-occupied | $482,100±$14kHighest 14% below MA |
$289,700±$28kLowest 48% below MA |
$430,400±$24k 23% below MA |
| Rentmedian gross, monthly | $1,295±$238 27% below MA |
$1,043±$109Lowest 41% below MA |
$1,620±$134Highest 8% below MA |
| East Pepperell and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,698Highest 12% above MA |
$4,237Lowest 29% below MA |
$5,878 about the MA average |
| Renters paying 30%+of income on rent | 45.1%±16.1 MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
22%±21.6Lowest MA: 51.8% |
| Ware and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 8% MA: 10% |
11.8%Highest MA: 10% |
7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 84.3% MA: 62.5% |
72.3%Lowest MA: 62.5% |
84.6%Highest MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1960Lowest 4 yrs older than MA |
1975 11 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 34 minHighest 16% above MA |
28 minLowest about the MA average |
31 min 8% above MA |
| Work from home | 18.1%±2.7Highest MA: 18.6% |
12.3%±3.8Lowest MA: 18.6% |
17.4%±5.3 MA: 18.6% |
| Pepperell and East 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 | #267 of 282 in MA | — |
| School district | North Middlesex | Ware | — |
| High school in town | None in town | Ware Junior/Senior High School | — |
| Students per teacherat that high school | — | 11.1 |
— |
| 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.