Compare towns
Sutton vs Dover vs Needham vs Lancaster
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Dover has the highest household income ($250k).
Needham has grown the fastest since 2010 (+11.1%).
Lancaster has the most affordable homes ($519k 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 | Dover | Needham | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
5,930Lowest |
32,459Highest |
8,606 |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
44.9±2.3Highest 12% above MA |
43.1±1.6Lowest 8% above MA |
43.1±4.9Lowest 8% above MA |
| Dover 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% |
26%±5.2 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Needham and Dover 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% |
16.7%±2.9Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
| Lancaster and Sutton 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% |
84.8%Highest MA: 47.3% |
81.9% MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
7.2%±2.7Highest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Dover and Needham 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 |
$250,001Highest 140% above MA |
$214,308±$13k 106% above MA |
$134,833±$27kLowest 30% above MA |
| Home valuemedian, owner-occupied | $523,100±$47k 7% below MA |
$1,340,300±$117kHighest 138% above MA |
$1,188,500±$43k 111% above MA |
$519,100±$60kLowest 8% below MA |
| Dover and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,190±$401Lowest 32% below MA |
$2,917±$2kHighest 66% above MA |
$2,409±$183 37% above MA |
$2,338±$539 33% above MA |
| Dover and Needham 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 |
$10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
20%±100Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Needham 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% |
2.7% MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7% MA: 62.5% |
97.9%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1970 6 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
35 minHighest 19% above MA |
28 minLowest 5% below MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1Lowest MA: 18.6% |
34.2%±6.4Highest MA: 18.6% |
32.4%±2.4 MA: 18.6% |
33.6%±9.1 MA: 18.6% |
| Dover and Lancaster 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 | #1 of 282 in MA | #19 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Dover · Dover-Sherborn | Needham | Nashoba |
| High school in town | Sutton High School | Dover-Sherborn Regional High | Needham High | None in town |
| Students per teacherat that high school | 12.6Highest |
9.8Lowest |
11.9 |
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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.