Compare towns
Sutton vs Dedham vs Wilbraham vs Lancaster
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Sutton has the highest household income ($147k).
Dedham has the most affordable homes ($356k median).
Wilbraham has the shortest commute (27 min average).
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 | Dedham | Wilbraham | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
1,656Lowest |
14,572Highest |
8,606 |
| Growth since 20102010 → 2020 census | +4.4% U.S.: +7.4% |
-2%Lowest U.S.: +7.4% |
+2.8% U.S.: +7.4% |
+4.8%Highest U.S.: +7.4% |
| Median age | 44.3±2.5 14% above U.S. |
46.5±2.2Highest 20% above U.S. |
44.3±2.7 14% above U.S. |
43.1±4.9Lowest 11% above U.S. |
| Dedham 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 U.S.: 22% |
23.8%±3.6Highest U.S.: 22% |
23.2%±3.7 U.S.: 22% |
19.2%±4Lowest U.S.: 22% |
| Dedham and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 18.8%±3.2 U.S.: 17.2% |
18.7%±2.9Lowest U.S.: 17.2% |
23%±3.4Highest U.S.: 17.2% |
19.9%±4.2 U.S.: 17.2% |
| Wilbraham 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%Highest U.S.: 35.7% |
49.5%Lowest U.S.: 35.7% |
51.9% U.S.: 35.7% |
50.3% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3.9%±1.8 U.S.: 6.4% |
3.3%±1.7 U.S.: 6.4% |
5.2%±1.8Highest U.S.: 6.4% |
3%±1.8Lowest U.S.: 6.4% |
| Wilbraham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $147,125±$25kHighest 82% above U.S. |
$111,442±$18kLowest 38% above U.S. |
$122,051±$14k 51% above U.S. |
$134,833±$27k 67% above U.S. |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $523,100±$47kHighest 57% above U.S. |
$356,400±$33kLowest 7% above U.S. |
$416,000±$25k 25% above U.S. |
$519,100±$60k 56% above U.S. |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,190±$401 16% below U.S. |
$1,422±$607 about the U.S. average |
$1,175±$241Lowest 17% below U.S. |
$2,338±$539Highest 65% above U.S. |
| Lancaster and Dedham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,763 117% above U.S. |
$3,942Lowest 26% above U.S. |
$6,658 113% above U.S. |
$7,235Highest 132% above U.S. |
| Renters paying 30%+of income on rent | 47.5%±24.4 U.S.: 51.1% |
13%±85.3Lowest U.S.: 51.1% |
53.1%±23.8 U.S.: 51.1% |
68.3%±36.7Highest U.S.: 51.1% |
| Lancaster and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.8% U.S.: 12.5% |
9%Highest U.S.: 12.5% |
4.6% U.S.: 12.5% |
1.4%Lowest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 89.7% U.S.: 65.2% |
95.5%Highest U.S.: 65.2% |
88.8% U.S.: 65.2% |
85.1%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1981 1 yr newer than U.S. |
1983Highest 3 yrs newer than U.S. |
1966Lowest 14 yrs older than U.S. |
1971 9 yrs older than U.S. |
| Getting to work | ||||
| Average commuteone way | 30 min 12% above U.S. |
30 min 14% above U.S. |
27 minLowest about the U.S. average |
32 minHighest 20% above U.S. |
| Work from home | 22.7%±4.1 U.S.: 15.1% |
9.3%±4.3Lowest U.S.: 15.1% |
12.9%±3.1 U.S.: 15.1% |
33.6%±9.1Highest U.S.: 15.1% |
| Lancaster and Sutton 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 | — | #88 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Dedham Public Schools | Hampden-Wilbraham | Nashoba |
| High school in town | Sutton High School | None in town | Minnechaug Regional High | None in town |
| Students per teacherat that high school | 12.6Lowest |
— | 14.2Highest |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.