Compare towns
Sutton vs Easthampton vs Everett 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 highest household income ($147k).
Easthampton has the most affordable homes ($372k median).
Everett has the most renters (62.8% rent).
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 | Easthampton | Everett | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
16,086 |
50,045Highest |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
— | +17.8%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
46±2.6Highest 15% above MA |
35.2±1.5Lowest 12% below MA |
43.1±4.9 8% above MA |
| Easthampton 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% |
15.5%±2.4Lowest MA: 19.4% |
21.8%±2.1Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Everett and Sutton 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% |
23.9%±3Highest MA: 17.9% |
11.3%±1.1Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Easthampton 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% |
38% MA: 47.3% |
24.9%Lowest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
6.1%±1.9 MA: 7.9% |
6.3%±0.9Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Everett and Easthampton 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 42% above MA |
$71,673±$7kLowest 31% below MA |
$85,218±$7k 18% below MA |
$134,833±$27k 30% above MA |
| 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±$47k 7% below MA |
$371,500±$15kLowest 34% below MA |
$610,000±$23kHighest 9% above MA |
$519,100±$60k 8% below MA |
| Rentmedian gross, monthly | $1,190±$401Lowest 32% below MA |
$1,292±$70 27% below MA |
$2,076±$69 18% above MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Everett 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 |
$4,932 18% below MA |
$4,880Lowest 19% below MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
45.5%±10.7Lowest MA: 51.8% |
56.4%±5.8 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Everett are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.8% MA: 10% |
8% MA: 10% |
14.7%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
58.4% MA: 62.5% |
37.2%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1966 2 yrs newer than MA |
1938Lowest 26 yrs older than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
22 minLowest 23% below MA |
35 minHighest 20% above MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
19%±3.2 MA: 18.6% |
10.5%±2Lowest MA: 18.6% |
33.6%±9.1Highest 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 | #92 of 282 in MA | #264 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Easthampton | Everett | Nashoba |
| High school in town | Sutton High School | Easthampton High | Everett High | None in town |
| Students per teacherat that high school | 12.6Highest |
9.8Lowest |
12.1 |
— |
| 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.