Compare towns
Sutton vs Beverly vs Upton vs Lancaster
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sutton has the most homeowners (89.7%).
Beverly has grown the fastest since 2010 (+8%).
Upton has the most kids (23.2% under 18).
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 | Sutton | Beverly | Upton | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
42,665Highest |
8,189Lowest |
8,606 |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+8%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
39±1.8Lowest about the MA average |
46.4±4.8Highest 16% above MA |
43.1±4.9 8% above MA |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.6%±3.3 MA: 19.4% |
18.5%±1.8Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 18.8%±3.2Lowest MA: 17.9% |
19.4%±1.7 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 52.8% MA: 47.3% |
53.4% MA: 47.3% |
53.5%Highest MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
11.3%±0.8Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $147,125±$25k 42% above MA |
$106,044±$7kLowest about the MA average |
$155,508±$33kHighest 50% above MA |
$134,833±$27k 30% above MA |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $523,100±$47k 7% below MA |
$650,300±$13kHighest 16% above MA |
$576,700±$41k about the MA average |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $1,190±$401 32% below MA |
$1,771±$106 about the MA average |
$948±$599Lowest 46% below MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Beverly are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,763Lowest 13% above MA |
$6,836 14% above MA |
$8,376Highest 40% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4Lowest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
52.8%±31 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Beverly are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.8% MA: 10% |
9.4%Highest MA: 10% |
3.2% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
60.1%Lowest MA: 62.5% |
86.7% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
1981Highest 17 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 minLowest about the MA average |
30 min 3% above MA |
35 minHighest 22% above MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
22.3%±2.4Lowest MA: 18.6% |
22.8%±5.3 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 | #105 of 282 in MA | #144 of 282 in MA | #46 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Beverly | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Nashoba |
| High school in town | Sutton High School | Beverly High | Blackstone Valley | None in town |
| Students per teacherat that high school | 12.6Highest |
12.2 |
11.2Lowest |
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| 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.