Compare towns
Saugus vs Needham 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).
Needham has the most expensive homes ($1189k median).
Lynn has the most renters (51.9% rent).
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 | Needham | Wakefield | Lynn |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 28,773 |
32,459 |
27,793Lowest |
101,709Highest |
| Growth since 20102010 → 2020 census | +7.5%Lowest MA: +7.4% |
+11.1% 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±1.6 8% above MA |
42.4±1.7 6% above MA |
36.5±1.2Lowest 9% below MA |
| Saugus and Needham 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% |
27.5%±2.2Highest MA: 19.4% |
20%±2.2 MA: 19.4% |
24.1%±1.4 MA: 19.4% |
| Needham and Lynn 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% |
17.7%±1.7 MA: 17.9% |
19%±1.9 MA: 17.9% |
13.7%±0.9Lowest MA: 17.9% |
| Saugus and Wakefield 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% |
81.9%Highest MA: 47.3% |
59.7% MA: 47.3% |
24.1%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
5.4%±1.1Highest 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 |
$214,308±$13kHighest 106% above MA |
$134,306±$14k 29% above MA |
$75,043±$3kLowest 28% below MA |
| Home valuemedian, owner-occupied | $603,400±$13k 7% above MA |
$1,188,500±$43kHighest 111% above MA |
$723,500±$24k 29% above MA |
$510,100±$23kLowest 9% below MA |
| Rentmedian gross, monthly | $2,241±$201 27% above MA |
$2,409±$183Highest 37% above MA |
$1,958±$102 11% above MA |
$1,722±$60Lowest about the MA average |
| Needham 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 |
$10,000+Highest at least 67% above MA |
$7,779 30% above MA |
$5,384Lowest 10% below MA |
| Renters paying 30%+of income on rent | 53%±9.2 MA: 51.8% |
55.9%±8.5 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
60%±4.1Highest MA: 51.8% |
| Lynn and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6% MA: 10% |
3.7%Lowest MA: 10% |
4.9% MA: 10% |
13.8%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 71.5% MA: 62.5% |
83.1%Highest MA: 62.5% |
70.7% MA: 62.5% |
48.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1962 2 yrs older than MA |
1965Highest 1 yr newer 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 5% below MA |
33 minHighest 14% above MA |
32 min 8% above MA |
| Work from home | 14.3%±2.4 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
24.6%±3.1 MA: 18.6% |
7.9%±1Lowest MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #194 of 282 in MA | #19 of 282 in MA | #179 of 282 in MA | #277 of 282 in MA |
| School district | Saugus | — | Northeast Metropolitan Regional Vocational Technical · Wakefield | Lynn |
| High school in town | Saugus High | — | Northeast Metro Regional Vocational | Lynn English High |
| Students per teacherat that high school | 15.5Highest |
— | 10.7Lowest |
15.0 |
| 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.