Compare towns
Sterling vs Needham 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).
Needham has grown the fastest since 2010 (+11.1%).
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 | Needham | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 8,183Lowest |
32,459Highest |
8,606 |
| Growth since 20102010 → 2020 census | +2.3%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 51.5±1.8Highest 29% above MA |
43.1±1.6Lowest 8% above MA |
43.1±4.9Lowest 8% above MA |
| Kids under 18 | 18.6%±4.1Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Age 65+ | 22.9%±4Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Sterling and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 48.3%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.8%±1.8 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Needham 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±$27kLowest 24% above MA |
$214,308±$13kHighest 106% above MA |
$134,833±$27k 30% above MA |
| Home valuemedian, owner-occupied | $498,800±$48kLowest 11% below MA |
$1,188,500±$43kHighest 111% above MA |
$519,100±$60k 8% below MA |
| Rentmedian gross, monthly | $1,699±$161Lowest 4% below MA |
$2,409±$183Highest 37% above MA |
$2,338±$539 33% above MA |
| Needham and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $6,757Lowest 13% above MA |
$10,000+Highest at least 67% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 46%±23.1Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 6%Highest MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 86.3%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1980Highest 16 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1971 7 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 34 minHighest 18% above MA |
28 minLowest 5% below MA |
32 min 9% above MA |
| Work from home | 18.3%±6.2Lowest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Needham 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 | #135 of 282 in MA | #19 of 282 in MA | #145 of 282 in MA |
| School district | Wachusett | Needham | Nashoba |
| High school in town | None in town | Needham High | None in town |
| Students per teacherat that high school | — | 11.9 |
— |
| 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.