Compare towns
Sterling vs Easthampton vs Lancaster
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sterling has the oldest population (median age 51.5).
Easthampton has the most renters (41.6% rent).
Lancaster has the most people working from home (33.6%).
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 | Sterling | Easthampton | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,183Lowest |
16,086Highest |
8,606 |
| Growth since 20102010 → 2020 census | +2.3%Lowest MA: +7.4% |
— | +4.8%Highest MA: +7.4% |
| Median age | 51.5±1.8Highest 29% above MA |
46±2.6 15% above MA |
43.1±4.9Lowest 8% above MA |
| Kids under 18 | 18.6%±4.1 MA: 19.4% |
15.5%±2.4Lowest MA: 19.4% |
19.2%±4Highest MA: 19.4% |
| Lancaster and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 22.9%±4 MA: 17.9% |
23.9%±3Highest MA: 17.9% |
19.9%±4.2Lowest MA: 17.9% |
| Easthampton and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 48.3% MA: 47.3% |
38%Lowest MA: 47.3% |
50.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.8%±1.8 MA: 7.9% |
6.1%±1.9Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Easthampton and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $129,063±$27k 24% above MA |
$71,673±$7kLowest 31% below MA |
$134,833±$27kHighest 30% above MA |
| Lancaster and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $498,800±$48k 11% below MA |
$371,500±$15kLowest 34% below MA |
$519,100±$60kHighest 8% below MA |
| Lancaster and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,699±$161 4% below MA |
$1,292±$70Lowest 27% below MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,757 13% above MA |
$4,932Lowest 18% below MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 46%±23.1 MA: 51.8% |
45.5%±10.7Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Sterling are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6% MA: 10% |
8%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 86.3%Highest MA: 62.5% |
58.4%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1980Highest 16 yrs newer than MA |
1966Lowest 2 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 34 minHighest 18% above MA |
22 minLowest 23% below MA |
32 min 9% above MA |
| Work from home | 18.3%±6.2Lowest MA: 18.6% |
19%±3.2 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #135 of 282 in MA | #92 of 282 in MA | #145 of 282 in MA |
| School district | Wachusett | Easthampton | Nashoba |
| High school in town | None in town | Easthampton High | None in town |
| Students per teacherat that high school | — | 9.8 |
— |
| On TownTapestry | |||
| Old photos in History | 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.