Compare towns
Sterling vs Ware vs Sturbridge 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).
Ware has the most affordable homes ($290k median).
Sturbridge has grown the fastest since 2010 (+6.5%).
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 | Ware | Sturbridge | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,183Lowest |
10,048Highest |
9,960 |
8,606 |
| Growth since 20102010 → 2020 census | +2.3% MA: +7.4% |
+2%Lowest MA: +7.4% |
+6.5%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 51.5±1.8Highest 29% above MA |
43.1±4.7Lowest 8% above MA |
47.2±2.6 18% above MA |
43.1±4.9Lowest 8% above MA |
| Sterling and Sturbridge 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% |
19.1%±3.5 MA: 19.4% |
20.7%±3Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Sturbridge and Lancaster 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% |
20.6%±3.4 MA: 17.9% |
19.8%±3Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Sterling and Ware 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% |
24%Lowest MA: 47.3% |
49.3% MA: 47.3% |
50.3%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.8%±1.8Highest MA: 7.9% |
4.4%±2.2 MA: 7.9% |
4.6%±1.5 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Sterling and Sturbridge 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 |
$67,475±$15kLowest 35% below MA |
$136,759±$15kHighest 32% above MA |
$134,833±$27k 30% above MA |
| Sturbridge 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 |
$289,700±$28kLowest 48% below MA |
$425,800±$18k 24% 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 |
$1,043±$109Lowest 41% below MA |
$1,193±$398 32% 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 |
$4,237Lowest 29% below MA |
$6,520 9% above MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 46%±23.1 MA: 51.8% |
64.3%±16.2 MA: 51.8% |
42%±17.7Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Ware are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6% MA: 10% |
11.8%Highest MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 86.3%Highest MA: 62.5% |
72.3%Lowest MA: 62.5% |
86.3%Highest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1980 16 yrs newer than MA |
1960Lowest 4 yrs older than MA |
1982Highest 18 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 min 18% above MA |
28 minLowest about the MA average |
38 minHighest 30% above MA |
32 min 9% above MA |
| Work from home | 18.3%±6.2 MA: 18.6% |
12.3%±3.8Lowest MA: 18.6% |
19.8%±4.8 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Sturbridge 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 | #267 of 282 in MA | #89 of 282 in MA | #145 of 282 in MA |
| School district | Wachusett | Ware | Sturbridge · Tantasqua | Nashoba |
| High school in town | None in town | Ware Junior/Senior High School | Tantasqua Regional Sr High | None in town |
| Students per teacherat that high school | — | 11.1Highest |
7.7Lowest |
— |
| 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.