Compare towns
Reading vs Concord vs Wakefield
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Reading has the most homeowners (82.4%).
Concord has the most expensive homes ($1210k 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 | Concord | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 25,612 |
18,223Lowest |
27,793Highest |
| Growth since 20102010 → 2020 census | +3.1%Lowest MA: +7.4% |
+4.7% MA: +7.4% |
+8.7%Highest MA: +7.4% |
| Median age | 43.7±2.3 9% above MA |
47.6±2Highest 19% above MA |
42.4±1.7Lowest 6% above MA |
| Concord and Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 22.8%±2.2 MA: 19.4% |
23.6%±2.6Highest MA: 19.4% |
20%±2.2Lowest MA: 19.4% |
| Concord and Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 20.7%±2.3 MA: 17.9% |
23.7%±2.9Highest MA: 17.9% |
19%±1.9Lowest MA: 17.9% |
| Concord and Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 66.3% MA: 47.3% |
79.4%Highest MA: 47.3% |
59.7%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 2.9%±0.7Lowest MA: 7.9% |
5.5%±1.7Highest MA: 7.9% |
4.4%±0.9 MA: 7.9% |
| Concord and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $165,912±$13k 60% above MA |
$195,350±$22kHighest 88% above MA |
$134,306±$14kLowest 29% above MA |
| Concord and Reading are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $809,000±$22k 44% above MA |
$1,210,000±$72kHighest 115% above MA |
$723,500±$24kLowest 29% above MA |
| Rentmedian gross, monthly | $1,991±$273 13% above MA |
$2,631±$166Highest 49% above MA |
$1,958±$102Lowest 11% above MA |
| Property taxmedian, yearly | $9,320 56% above MA |
$10,000+Highest at least 67% above MA |
$7,779Lowest 30% above MA |
| Renters paying 30%+of income on rent | 27.8%±9.1Lowest MA: 51.8% |
53.2%±10.5Highest MA: 51.8% |
43.7%±7.9 MA: 51.8% |
| Concord 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% |
3.7% MA: 10% |
4.9%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 82.4%Highest MA: 62.5% |
75.7% MA: 62.5% |
70.7%Lowest MA: 62.5% |
| Typical home builtmedian year | 1960 4 yrs older than MA |
1969Highest 5 yrs newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 31 minLowest 6% above MA |
32 min 11% above MA |
33 minHighest 14% above MA |
| Work from home | 30.2%±4.1 MA: 18.6% |
36.1%±4.5Highest MA: 18.6% |
24.6%±3.1Lowest MA: 18.6% |
| Concord and Reading 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 | #50 of 282 in MA | #10 of 282 in MA | #179 of 282 in MA |
| School district | Reading | Concord · Concord-Carlisle | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Reading Memorial High | Concord Carlisle High | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 12.1Highest |
11.4 |
10.7Lowest |
| 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.