Compare towns
Springfield vs Lancaster vs Sutton vs Brockton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Springfield has the most affordable homes ($245k median).
Lancaster has the most people working from home (33.6%).
Sutton has the highest household income ($147k).
Brockton has grown the fastest since 2010 (+12.6%).
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 | Springfield | Lancaster | Sutton | Brockton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 154,749Highest |
8,606Lowest |
9,452 |
105,386 |
| Growth since 20102010 → 2020 census | +1.9%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
+4.4% MA: +7.4% |
+12.6%Highest MA: +7.4% |
| Median age | 33.7±0.5Lowest 16% below MA |
43.1±4.9 8% above MA |
44.3±2.5Highest 11% above MA |
36.7±0.8 8% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 24.2%±0.9 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
25.3%±1Highest MA: 19.4% |
| Brockton and Springfield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 13.2%±0.7Lowest MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
14.4%±0.9 MA: 17.9% |
| Lancaster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 20.5%Lowest MA: 47.3% |
50.3% MA: 47.3% |
52.8%Highest MA: 47.3% |
22.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 7.5%±0.5Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
6.3%±0.7 MA: 7.9% |
| Springfield and Brockton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $52,656±$2kLowest 49% below MA |
$134,833±$27k 30% above MA |
$147,125±$25kHighest 42% above MA |
$80,115±$3k 23% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $245,000±$4kLowest 56% below MA |
$519,100±$60k 8% below MA |
$523,100±$47kHighest 7% below MA |
$437,500±$8k 22% below MA |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,144±$55Lowest 35% below MA |
$2,338±$539Highest 33% above MA |
$1,190±$401 32% below MA |
$1,641±$52 7% below MA |
| Property taxmedian, yearly | $3,695Lowest 38% below MA |
$7,235Highest 21% above MA |
$6,763 13% above MA |
$4,820 20% below MA |
| Renters paying 30%+of income on rent | 57.7%±3.1 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
54.5%±4.2 MA: 51.8% |
| Lancaster and Springfield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 25.8%Highest MA: 10% |
1.4%Lowest MA: 10% |
5.8% MA: 10% |
13.5% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 49.6%Lowest MA: 62.5% |
85.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
57.4% MA: 62.5% |
| Typical home builtmedian year | 1952Lowest 12 yrs older than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1960 4 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 20 minLowest 31% below MA |
32 minHighest 9% above MA |
30 min about the MA average |
32 min 8% above MA |
| Work from home | 8.4%±0.9 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
6.9%±1Lowest MA: 18.6% |
| Lancaster and Sutton 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 | #276 of 282 in MA | #145 of 282 in MA | #105 of 282 in MA | #279 of 282 in MA |
| School district | Springfield | Nashoba | Sutton | Brockton |
| High school in town | Springfield Central High | None in town | Sutton High School | Brockton High |
| Students per teacherat that high school | 12.2Lowest |
— | 12.6 |
17.0Highest |
| 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.