Compare towns
Reading vs Lancaster vs Walpole vs Reading
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Lancaster has the most affordable homes ($519k median).
Walpole has grown the fastest since 2010 (+9.6%).
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 | Lancaster | Walpole | Reading |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 25,612 |
8,606Lowest |
26,388Highest |
25,612 |
| Growth since 20102010 → 2020 census | +3.1%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
+9.6%Highest MA: +7.4% |
+3.1%Lowest MA: +7.4% |
| Median age | 43.7±2.3Highest 9% above MA |
43.1±4.9 8% above MA |
40.9±1.2Lowest about the MA average |
43.7±2.3Highest 9% above MA |
| Kids under 18 | 22.8%±2.2 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
25.1%±2.4Highest MA: 19.4% |
22.8%±2.2 MA: 19.4% |
| Walpole and Reading are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 20.7%±2.3Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
16.9%±1.7Lowest MA: 17.9% |
20.7%±2.3Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 66.3% MA: 47.3% |
50.3%Lowest MA: 47.3% |
67.4%Highest MA: 47.3% |
66.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 2.9%±0.7Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
5.1%±1.1Highest MA: 7.9% |
2.9%±0.7Lowest MA: 7.9% |
| Walpole and Lancaster 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 |
$134,833±$27kLowest 30% above MA |
$171,500±$16kHighest 65% above MA |
$165,912±$13k 60% above MA |
| Walpole 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±$22kHighest 44% above MA |
$519,100±$60kLowest 8% below MA |
$687,100±$20k 22% above MA |
$809,000±$22kHighest 44% above MA |
| Rentmedian gross, monthly | $1,991±$273Lowest 13% above MA |
$2,338±$539Highest 33% above MA |
$2,205±$222 25% above MA |
$1,991±$273Lowest 13% above MA |
| Lancaster and Walpole are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $9,320Highest 56% above MA |
$7,235Lowest 21% above MA |
$8,523 42% above MA |
$9,320Highest 56% above MA |
| Renters paying 30%+of income on rent | 27.8%±9.1Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
37.8%±9.1 MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
| Lancaster and Walpole are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 3.2% MA: 10% |
1.4%Lowest MA: 10% |
3.6%Highest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 82.4%Lowest MA: 62.5% |
85.1%Highest MA: 62.5% |
83.5% MA: 62.5% |
82.4%Lowest MA: 62.5% |
| Typical home builtmedian year | 1960Lowest 4 yrs older than MA |
1971 7 yrs newer than MA |
1977Highest 13 yrs newer than MA |
1960Lowest 4 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 31 minLowest 6% above MA |
32 min 9% above MA |
34 minHighest 15% above MA |
31 minLowest 6% above MA |
| Work from home | 30.2%±4.1 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
28.2%±4.3Lowest MA: 18.6% |
30.2%±4.1 MA: 18.6% |
| Lancaster 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 | #145 of 282 in MA | #107 of 282 in MA | #50 of 282 in MA |
| School district | Reading | Nashoba | Norfolk County Agricultural · Walpole | — |
| High school in town | Reading Memorial High | None in town | Walpole High | — |
| Students per teacherat that high school | 12.1Highest |
— | 11.3Lowest |
— |
| 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.