Compare towns
Saugus vs Stoneham vs Wakefield
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 most affordable homes ($603k median).
Stoneham has the shortest commute (28 min average).
Wakefield has the highest household income ($134k).
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 | Stoneham | Wakefield |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 28,773Highest |
23,355Lowest |
27,793 |
| Growth since 20102010 → 2020 census | +7.5%Lowest MA: +7.4% |
+8.4% MA: +7.4% |
+8.7%Highest MA: +7.4% |
| Median age | 44.5±2.5Highest 11% above MA |
42.2±2.2Lowest 6% above MA |
42.4±1.7 6% above MA |
| Saugus and Wakefield 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% |
20.8%±2.5Highest MA: 19.4% |
20%±2.2 MA: 19.4% |
| Stoneham and Wakefield 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% |
20.4%±2.2 MA: 17.9% |
19%±1.9Lowest MA: 17.9% |
| Saugus and Stoneham 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% |
55.9% MA: 47.3% |
59.7%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest MA: 7.9% |
4.7%±1.4 MA: 7.9% |
4.4%±0.9Lowest MA: 7.9% |
| Saugus and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $101,539±$3kLowest about the MA average |
$113,964±$10k 10% above MA |
$134,306±$14kHighest 29% above MA |
| Wakefield and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $603,400±$13kLowest 7% above MA |
$671,900±$26k 20% above MA |
$723,500±$24kHighest 29% above MA |
| Rentmedian gross, monthly | $2,241±$201Highest 27% above MA |
$2,035±$142 15% above MA |
$1,958±$102Lowest 11% above MA |
| Saugus and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,049Lowest about the MA average |
$6,523 9% above MA |
$7,779Highest 30% above MA |
| Renters paying 30%+of income on rent | 53%±9.2Highest MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
43.7%±7.9 MA: 51.8% |
| Saugus and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6%Highest MA: 10% |
5.4% MA: 10% |
4.9%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 71.5%Highest MA: 62.5% |
71% MA: 62.5% |
70.7%Lowest MA: 62.5% |
| Typical home builtmedian year | 1962 2 yrs older than MA |
1964Highest same as MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 30 min about the MA average |
28 minLowest 4% below MA |
33 minHighest 14% above MA |
| Work from home | 14.3%±2.4Lowest MA: 18.6% |
24.6%±3.6Highest MA: 18.6% |
24.6%±3.1Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #194 of 282 in MA | #117 of 282 in MA | #179 of 282 in MA |
| School district | Saugus | Stoneham | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Saugus High | Stoneham High | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 15.5Highest |
10.7Lowest |
10.7Lowest |
| 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.