Compare towns
Sterling vs Upton vs Webster 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).
Upton has the most kids (23.2% under 18).
Webster has the most renters (40.2% 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 | Upton | Webster | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,183Lowest |
8,189 |
17,748Highest |
8,606 |
| Growth since 20102010 → 2020 census | +2.3%Lowest MA: +7.4% |
+6.1%Highest MA: +7.4% |
+6% MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 51.5±1.8Highest 29% above MA |
46.4±4.8 16% above MA |
39.9±2.9Lowest about the MA average |
43.1±4.9 8% above MA |
| Sterling and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 18.6%±4.1Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.6%±2.9 MA: 19.4% |
19.2%±4 MA: 19.4% |
| Upton and Webster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 22.9%±4Highest MA: 17.9% |
20.7%±4.9 MA: 17.9% |
19.6%±2.5Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Sterling and Upton 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% |
53.5%Highest MA: 47.3% |
25.3%Lowest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.8%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Webster 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 |
$155,508±$33kHighest 50% above MA |
$72,895±$6kLowest 30% below MA |
$134,833±$27k 30% above MA |
| Upton and Lancaster 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 |
$576,700±$41kHighest about the MA average |
$361,500±$12kLowest 36% below MA |
$519,100±$60k 8% below MA |
| Upton and Lancaster 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 |
$948±$599Lowest 46% below MA |
$1,228±$81 30% 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 |
$8,376Highest 40% above MA |
$3,999Lowest 33% below MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 46%±23.1 MA: 51.8% |
52.8%±31 MA: 51.8% |
45.7%±6.7Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6% MA: 10% |
3.2% MA: 10% |
12.7%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 86.3% MA: 62.5% |
86.7%Highest MA: 62.5% |
59.8%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1980 16 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1962Lowest 2 yrs older than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 min 18% above MA |
35 minHighest 22% above MA |
31 minLowest 5% above MA |
32 min 9% above MA |
| Work from home | 18.3%±6.2 MA: 18.6% |
22.8%±5.3 MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Upton 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 | #46 of 282 in MA | #271 of 282 in MA | #145 of 282 in MA |
| School district | Wachusett | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Webster | Nashoba |
| High school in town | None in town | Blackstone Valley | Bartlett High School | None in town |
| Students per teacherat that high school | — | 11.2Lowest |
11.6Highest |
— |
| 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.