Compare towns
Reading vs Sutton vs Wakefield vs Reading
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sutton has the most affordable homes ($523k 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.
| Measure | Reading | Sutton | Wakefield | Reading |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 25,612 |
9,452Lowest |
27,793Highest |
25,612 |
| Growth since 20102010 → 2020 census | +3.1%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
+8.7%Highest MA: +7.4% |
+3.1%Lowest MA: +7.4% |
| Median age | 43.7±2.3 9% above MA |
44.3±2.5Highest 11% above MA |
42.4±1.7Lowest 6% above MA |
43.7±2.3 9% above MA |
| Sutton and Reading are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 22.8%±2.2Highest MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
20%±2.2 MA: 19.4% |
22.8%±2.2Highest MA: 19.4% |
| Age 65+ | 20.7%±2.3Highest MA: 17.9% |
18.8%±3.2Lowest MA: 17.9% |
19%±1.9 MA: 17.9% |
20.7%±2.3Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 66.3%Highest MA: 47.3% |
52.8%Lowest MA: 47.3% |
59.7% MA: 47.3% |
66.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 2.9%±0.7Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
4.4%±0.9Highest MA: 7.9% |
2.9%±0.7Lowest MA: 7.9% |
| Wakefield and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $165,912±$13kHighest 60% above MA |
$147,125±$25k 42% above MA |
$134,306±$14kLowest 29% above MA |
$165,912±$13kHighest 60% above MA |
| Home valuemedian, owner-occupied | $809,000±$22kHighest 44% above MA |
$523,100±$47kLowest 7% below MA |
$723,500±$24k 29% above MA |
$809,000±$22kHighest 44% above MA |
| Rentmedian gross, monthly | $1,991±$273Highest 13% above MA |
$1,190±$401Lowest 32% below MA |
$1,958±$102 11% above MA |
$1,991±$273Highest 13% above MA |
| Property taxmedian, yearly | $9,320Highest 56% above MA |
$6,763Lowest 13% above MA |
$7,779 30% above MA |
$9,320Highest 56% above MA |
| Renters paying 30%+of income on rent | 27.8%±9.1Lowest MA: 51.8% |
47.5%±24.4Highest MA: 51.8% |
43.7%±7.9 MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
| Sutton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 3.2%Lowest MA: 10% |
5.8%Highest MA: 10% |
4.9% MA: 10% |
3.2%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 82.4% MA: 62.5% |
89.7%Highest MA: 62.5% |
70.7%Lowest MA: 62.5% |
82.4% MA: 62.5% |
| Typical home builtmedian year | 1960 4 yrs older than MA |
1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
1960 4 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 31 min 6% above MA |
30 minLowest about the MA average |
33 minHighest 14% above MA |
31 min 6% above MA |
| Work from home | 30.2%±4.1Highest MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
30.2%±4.1Highest MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #50 of 282 in MA | #105 of 282 in MA | #179 of 282 in MA | #50 of 282 in MA |
| School district | — | Sutton | Northeast Metropolitan Regional Vocational Technical · Wakefield | Reading |
| High school in town | — | Sutton High School | Northeast Metro Regional Vocational | Reading Memorial High |
| Students per teacherat that high school | — | 12.6Highest |
10.7Lowest |
12.1 |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.