Compare towns
Saugus vs Lancaster vs Upton vs Middleborough
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Saugus has grown the fastest since 2010 (+7.5%).
Lancaster has the most people working from home (33.6%).
Upton has the most kids (23.2% under 18).
Middleborough has the most affordable homes ($469k median).
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 | Lancaster | Upton | Middleborough |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 28,773Highest |
8,606 |
8,189Lowest |
24,505 |
| Growth since 20102010 → 2020 census | +7.5%Highest MA: +7.4% |
+4.8%Lowest MA: +7.4% |
+6.1% MA: +7.4% |
+4.9% MA: +7.4% |
| Median age | 44.5±2.5 11% above MA |
43.1±4.9Lowest 8% above MA |
46.4±4.8Highest 16% above MA |
43.4±2.1 9% above MA |
| Upton and Saugus 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% |
19.2%±4 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
18.8%±2.2 MA: 19.4% |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 22%±2.1Highest MA: 17.9% |
19.9%±4.2Lowest MA: 17.9% |
20.7%±4.9 MA: 17.9% |
21.8%±2.1 MA: 17.9% |
| Saugus and Middleborough are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 31.4%Lowest MA: 47.3% |
50.3% MA: 47.3% |
53.5%Highest MA: 47.3% |
32% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3.5%±1.1 MA: 7.9% |
| Saugus and Middleborough are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $101,539±$3k about the MA average |
$134,833±$27k 30% above MA |
$155,508±$33kHighest 50% above MA |
$97,056±$7kLowest 7% below MA |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $603,400±$13kHighest 7% above MA |
$519,100±$60k 8% below MA |
$576,700±$41k about the MA average |
$468,700±$18kLowest 17% below MA |
| Saugus and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $2,241±$201 27% above MA |
$2,338±$539Highest 33% above MA |
$948±$599Lowest 46% below MA |
$1,706±$72 3% below MA |
| Lancaster and Saugus 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 |
$7,235 21% above MA |
$8,376Highest 40% above MA |
$6,023Lowest about the MA average |
| Renters paying 30%+of income on rent | 53%±9.2 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
52.8%±31Lowest MA: 51.8% |
57.2%±11.4 MA: 51.8% |
| Lancaster and Middleborough are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6% MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
6.2%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 71.5%Lowest MA: 62.5% |
85.1% MA: 62.5% |
86.7%Highest MA: 62.5% |
76.9% MA: 62.5% |
| Typical home builtmedian year | 1962Lowest 2 yrs older than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1979 15 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 minLowest about the MA average |
32 min 9% above MA |
35 minHighest 22% above MA |
31 min 7% above MA |
| Work from home | 14.3%±2.4 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
13.6%±2.9Lowest MA: 18.6% |
| Lancaster and Upton 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 | #194 of 282 in MA | #145 of 282 in MA | #46 of 282 in MA | #170 of 282 in MA |
| School district | Saugus | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Middleborough |
| High school in town | Saugus High | None in town | Blackstone Valley | Middleborough High |
| Students per teacherat that high school | 15.5Highest |
— | 11.2Lowest |
11.3 |
| 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.