Compare towns
Rockland vs Sutton vs Lancaster
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Rockland has the most renters (23.5% rent).
Sutton has the highest household income ($147k).
Lancaster has the most people working from home (33.6%).
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 | Rockland | Sutton | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 17,701Highest |
9,452 |
8,606Lowest |
| Growth since 20102010 → 2020 census | +1.8%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
+4.8%Highest MA: +7.4% |
| Median age | 40.7±3.3Lowest about the MA average |
44.3±2.5Highest 11% above MA |
43.1±4.9 8% above MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20.2%±3.3Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Rockland and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 15.9%±2.2Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 32.7%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.3%±1.3 MA: 7.9% |
3.9%±1.8Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Sutton and Rockland are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $112,405±$12kLowest 8% above MA |
$147,125±$25kHighest 42% above MA |
$134,833±$27k 30% above MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $472,900±$21kLowest 16% below MA |
$523,100±$47kHighest 7% below MA |
$519,100±$60k 8% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,610±$255 9% below MA |
$1,190±$401Lowest 32% below MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Rockland are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,487Lowest 8% above MA |
$6,763 13% above MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 51.7%±10.4 MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Rockland are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6.5%Highest MA: 10% |
5.8% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 76.5%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1962Lowest 2 yrs older than MA |
1981Highest 17 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
30 minLowest about the MA average |
32 min 9% above MA |
| Work from home | 14.7%±3.8Lowest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Sutton 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 | #175 of 282 in MA | #105 of 282 in MA | #145 of 282 in MA |
| School district | Rockland | Sutton | Nashoba |
| High school in town | Rockland Senior High | Sutton High School | None in town |
| Students per teacherat that high school | 12.5Lowest |
12.6Highest |
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| On TownTapestry | |||
| Old photos in Our Story | 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.