Compare towns
Sudbury vs Needham vs Framingham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sudbury has the highest household income ($236k).
Needham has grown the fastest since 2010 (+11.1%).
Framingham has the most affordable homes ($627k median).
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 | Sudbury | Needham | Framingham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 19,306Lowest |
32,459 |
72,399Highest |
| Growth since 20102010 → 2020 census | +7.2% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+5.9%Lowest MA: +7.4% |
| Median age | 42.3±2.1 6% above MA |
43.1±1.6Highest 8% above MA |
37.5±1Lowest 6% below MA |
| Needham and Sudbury are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 28.5%±3.2Highest MA: 19.4% |
27.5%±2.2 MA: 19.4% |
21.7%±1.6Lowest MA: 19.4% |
| Sudbury and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 15.5%±1.8 MA: 17.9% |
17.7%±1.7Highest MA: 17.9% |
15.1%±1.1Lowest MA: 17.9% |
| Needham and Sudbury are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 83.3%Highest MA: 47.3% |
81.9% MA: 47.3% |
48.7%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.7%±1.6Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
6.5%±0.8Highest MA: 7.9% |
| Framingham and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $236,250±$17kHighest 127% above MA |
$214,308±$13k 106% above MA |
$107,419±$6kLowest 3% above MA |
| Sudbury and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $988,900±$42k 76% above MA |
$1,188,500±$43kHighest 111% above MA |
$627,300±$10kLowest 12% above MA |
| Rentmedian gross, monthly | $1,445±$895Lowest 18% below MA |
$2,409±$183Highest 37% above MA |
$2,033±$57 15% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
$6,884Lowest 15% above MA |
| Renters paying 30%+of income on rent | 44.8%±12.1Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
53.4%±5.6 MA: 51.8% |
| Needham and Framingham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3%Lowest MA: 10% |
3.7% MA: 10% |
10.4%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 89.9%Highest MA: 62.5% |
83.1% MA: 62.5% |
54.8%Lowest MA: 62.5% |
| Typical home builtmedian year | 1977Highest 13 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1966 2 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 35 minHighest 19% above MA |
28 minLowest 5% below MA |
30 min 4% above MA |
| Work from home | 33%±3.6Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
19.6%±2.2Lowest MA: 18.6% |
| Sudbury 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 | #15 of 282 in MA | #19 of 282 in MA | #229 of 282 in MA |
| School district | Lincoln-Sudbury · Sudbury | — | Framingham · South Middlesex Regional Vocational Technical |
| High school in town | Lincoln-Sudbury Regional High | — | Framingham High School |
| Students per teacherat that high school | 11.3Lowest |
— | 12.7Highest |
| 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.