Compare towns
Saugus vs Ware vs Wakefield vs Lynn
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Saugus has the oldest population (median age 44.5).
Ware has the most affordable homes ($290k median).
Wakefield has the most people working from home (24.6%).
Lynn has grown the fastest since 2010 (+12.1%).
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 | Saugus | Ware | Wakefield | Lynn |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 28,773 |
10,048Lowest |
27,793 |
101,709Highest |
| Growth since 20102010 → 2020 census | +7.5% MA: +7.4% |
+2%Lowest MA: +7.4% |
+8.7% MA: +7.4% |
+12.1%Highest MA: +7.4% |
| Median age | 44.5±2.5Highest 11% above MA |
43.1±4.7 8% above MA |
42.4±1.7 6% above MA |
36.5±1.2Lowest 9% below MA |
| Saugus and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 15.2%±2Lowest MA: 19.4% |
19.1%±3.5 MA: 19.4% |
20%±2.2 MA: 19.4% |
24.1%±1.4Highest MA: 19.4% |
| Age 65+ | 22%±2.1Highest MA: 17.9% |
20.6%±3.4 MA: 17.9% |
19%±1.9 MA: 17.9% |
13.7%±0.9Lowest MA: 17.9% |
| Saugus and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 31.4% MA: 47.3% |
24%Lowest MA: 47.3% |
59.7%Highest MA: 47.3% |
24.1% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4.4%±2.2Lowest MA: 7.9% |
4.4%±0.9Lowest MA: 7.9% |
5.4%±0.6Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $101,539±$3k about the MA average |
$67,475±$15kLowest 35% below MA |
$134,306±$14kHighest 29% above MA |
$75,043±$3k 28% below MA |
| Home valuemedian, owner-occupied | $603,400±$13k 7% above MA |
$289,700±$28kLowest 48% below MA |
$723,500±$24kHighest 29% above MA |
$510,100±$23k 9% below MA |
| Rentmedian gross, monthly | $2,241±$201Highest 27% above MA |
$1,043±$109Lowest 41% below MA |
$1,958±$102 11% above MA |
$1,722±$60 about the MA average |
| Saugus and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,049 about the MA average |
$4,237Lowest 29% below MA |
$7,779Highest 30% above MA |
$5,384 10% below MA |
| Renters paying 30%+of income on rent | 53%±9.2 MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
60%±4.1 MA: 51.8% |
| Ware and Lynn are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6% MA: 10% |
11.8% MA: 10% |
4.9%Lowest MA: 10% |
13.8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 71.5% MA: 62.5% |
72.3%Highest MA: 62.5% |
70.7% MA: 62.5% |
48.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1962Highest 2 yrs older than MA |
1960 4 yrs older than MA |
1956 8 yrs older than MA |
1946Lowest 18 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
28 minLowest about the MA average |
33 minHighest 14% above MA |
32 min 8% above MA |
| Work from home | 14.3%±2.4 MA: 18.6% |
12.3%±3.8 MA: 18.6% |
24.6%±3.1Highest MA: 18.6% |
7.9%±1Lowest MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #194 of 282 in MA | #267 of 282 in MA | #179 of 282 in MA | #277 of 282 in MA |
| School district | — | Ware | — | Lynn |
| High school in town | — | Ware Junior/Senior High School | — | Lynn English High |
| Students per teacherat that high school | — | 11.1Lowest |
— | 15.0Highest |
| 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.