Compare towns
Sutton vs Douglas vs Lancaster vs Wilbraham
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%).
Douglas has grown the fastest since 2010 (+6%).
Lancaster has the most people working from home (33.6%).
Wilbraham has the most affordable homes ($416k 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 | Sutton | Douglas | Lancaster | Wilbraham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
9,207 |
8,606Lowest |
14,572Highest |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
+6%Highest MA: +7.4% |
+4.8% MA: +7.4% |
+2.8%Lowest MA: +7.4% |
| Median age | 44.3±2.5Highest 11% above MA |
44±2.6 10% above MA |
43.1±4.9Lowest 8% above MA |
44.3±2.7Highest 11% above MA |
| Kids under 18 | 19.6%±3.3 MA: 19.4% |
21.2%±3.8 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
23.2%±3.7Highest MA: 19.4% |
| Wilbraham and Douglas are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 18.8%±3.2 MA: 17.9% |
15.4%±3.1Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
23%±3.4Highest MA: 17.9% |
| 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 MA: 47.3% |
41.7%Lowest MA: 47.3% |
50.3% MA: 47.3% |
51.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
5.4%±2.3Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
5.2%±1.8 MA: 7.9% |
| Douglas and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $147,125±$25k 42% above MA |
$152,267±$10kHighest 46% above MA |
$134,833±$27k 30% above MA |
$122,051±$14kLowest 17% above MA |
| Douglas 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±$47kHighest 7% below MA |
$470,600±$29k 16% below MA |
$519,100±$60k 8% below MA |
$416,000±$25kLowest 26% below MA |
| 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 32% below MA |
$1,503±$697 15% below MA |
$2,338±$539Highest 33% above MA |
$1,175±$241Lowest 33% below MA |
| Lancaster and Douglas are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,763 13% above MA |
$6,338Lowest 6% above MA |
$7,235Highest 21% above MA |
$6,658 11% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
33.9%±17.4Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
53.1%±23.8 MA: 51.8% |
| 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%Highest MA: 10% |
4.8% MA: 10% |
1.4%Lowest MA: 10% |
4.6% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
83.8%Lowest MA: 62.5% |
85.1% MA: 62.5% |
88.8% MA: 62.5% |
| Typical home builtmedian year | 1981 17 yrs newer than MA |
1986Highest 22 yrs newer than MA |
1971 7 yrs newer than MA |
1966Lowest 2 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
34 minHighest 16% above MA |
32 min 9% above MA |
27 minLowest 9% below MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
20.9%±4.9 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
12.9%±3.1Lowest MA: 18.6% |
| 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 | #177 of 282 in MA | #145 of 282 in MA | #88 of 282 in MA |
| School district | Sutton | Douglas | Nashoba | Hampden-Wilbraham |
| High school in town | Sutton High School | Douglas High School | None in town | Minnechaug Regional High |
| Students per teacherat that high school | 12.6 |
7.2Lowest |
— | 14.2Highest |
| On TownTapestry | ||||
| Old photos in Our Story | 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.