Compare towns
Saugus vs Sutton vs Warner vs Wakefield
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Sutton has the most homeowners (95.7%).
Warner has the most affordable homes ($353k median).
Wakefield has the most people working from home (24.6%).
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 | Saugus | Sutton | Warner | Wakefield |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 28,773Highest |
2,239Lowest |
2,959 |
27,793 |
| Growth since 20102010 → 2020 census | +7.5% U.S.: +7.4% |
+7.7% U.S.: +7.4% |
+3.7%Lowest U.S.: +7.4% |
+8.7%Highest U.S.: +7.4% |
| Median age | 44.5±2.5 14% above U.S. |
48.1±4.1Highest 24% above U.S. |
43.7±4 12% above U.S. |
42.4±1.7Lowest 9% above U.S. |
| Sutton 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 U.S.: 22% |
20.5%±3.8Highest U.S.: 22% |
17.3%±3.3 U.S.: 22% |
20%±2.2 U.S.: 22% |
| Sutton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 22%±2.1Highest U.S.: 17.2% |
21.6%±5.9 U.S.: 17.2% |
20.4%±3.5 U.S.: 17.2% |
19%±1.9Lowest U.S.: 17.2% |
| Saugus and Sutton 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 U.S.: 35.7% |
44.3% U.S.: 35.7% |
42.4% U.S.: 35.7% |
59.7%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 5.4%±1.1Highest U.S.: 6.4% |
4.9%±3.6 U.S.: 6.4% |
5.3%±1.6 U.S.: 6.4% |
4.4%±0.9Lowest U.S.: 6.4% |
| Saugus and Warner 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 26% above U.S. |
$130,313±$31k 61% above U.S. |
$94,022±$18kLowest 16% above U.S. |
$134,306±$14kHighest 66% above U.S. |
| Wakefield and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $603,400±$13k 81% above U.S. |
$362,600±$16k 9% above U.S. |
$353,100±$22kLowest 6% above U.S. |
$723,500±$24kHighest 117% above U.S. |
| Rentmedian gross, monthly | $2,241±$201Highest 59% above U.S. |
$1,656±$614 17% above U.S. |
$1,219±$123Lowest 14% below U.S. |
$1,958±$102 39% above U.S. |
| Saugus and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,049Lowest 94% above U.S. |
$7,652 145% above U.S. |
$7,650 145% above U.S. |
$7,779Highest 149% above U.S. |
| Renters paying 30%+of income on rent | 53%±9.2Highest U.S.: 51.1% |
27.6%±47.2Lowest U.S.: 51.1% |
48.7%±21.3 U.S.: 51.1% |
43.7%±7.9 U.S.: 51.1% |
| Saugus and Warner are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6% U.S.: 12.5% |
4.8%Lowest U.S.: 12.5% |
8.4%Highest U.S.: 12.5% |
4.9% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 71.5% U.S.: 65.2% |
95.7%Highest U.S.: 65.2% |
74.6% U.S.: 65.2% |
70.7%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1962 18 yrs older than U.S. |
1971 9 yrs older than U.S. |
1975Highest 5 yrs older than U.S. |
1956Lowest 24 yrs older than U.S. |
| Getting to work | ||||
| Average commuteone way | 30 min 12% above U.S. |
29 minLowest 11% above U.S. |
32 min 20% above U.S. |
33 minHighest 26% above U.S. |
| Work from home | 14.3%±2.4Lowest U.S.: 15.1% |
14.8%±5.6 U.S.: 15.1% |
16.6%±4.8 U.S.: 15.1% |
24.6%±3.1Highest U.S.: 15.1% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #194 of 282 in MA | — | — | #179 of 282 in MA |
| School district | Saugus | Kearsarge Regional School District | Kearsarge Regional School District | Northeast Metropolitan Regional Vocational Technical · Wakefield |
| High school in town | Saugus High | Kearsarge Regional High School | None in town | Northeast Metro Regional Vocational |
| Students per teacherat that high school | 15.5Highest |
10.4Lowest |
— | 10.7 |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.