Compare towns
Sutton vs Epping vs Milford 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).
Epping has grown the fastest since 2010 (+11.1%).
Milford has the most renters (34.8% 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 | Epping | Milford | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
7,430Lowest |
30,431Highest |
8,606 |
| Growth since 20102010 → 2020 census | +4.4%Lowest U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+8.5% U.S.: +7.4% |
+4.8% U.S.: +7.4% |
| Median age | 44.3±2.5 14% above U.S. |
45.1±3.5Highest 16% above U.S. |
38.9±1.8Lowest about the U.S. average |
43.1±4.9 11% above U.S. |
| Epping 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% |
18.7%±4.8Lowest U.S.: 22% |
20.7%±2.4Highest U.S.: 22% |
19.2%±4 U.S.: 22% |
| Milford 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 U.S.: 17.2% |
22.6%±5.2Highest U.S.: 17.2% |
18.8%±2Lowest U.S.: 17.2% |
19.9%±4.2 U.S.: 17.2% |
| Epping 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% |
37% U.S.: 35.7% |
35.3%Lowest U.S.: 35.7% |
50.3% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3.9%±1.8 U.S.: 6.4% |
5.1%±3.3Highest U.S.: 6.4% |
3.9%±1.1 U.S.: 6.4% |
3%±1.8Lowest U.S.: 6.4% |
| Epping 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. |
$104,220±$7k 29% above U.S. |
$96,365±$4kLowest 19% 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. |
$436,900±$35kLowest 31% above U.S. |
$476,700±$12k 43% 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±$401Lowest 16% below U.S. |
$1,742±$576 23% above U.S. |
$1,909±$137 35% above U.S. |
$2,338±$539Highest 65% above U.S. |
| Lancaster and Milford 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. |
$6,936 122% above U.S. |
$5,869Lowest 88% above U.S. |
$7,235Highest 132% above U.S. |
| Renters paying 30%+of income on rent | 47.5%±24.4Lowest U.S.: 51.1% |
67.8%±25.9 U.S.: 51.1% |
56.8%±8.5 U.S.: 51.1% |
68.3%±36.7Highest U.S.: 51.1% |
| Lancaster and Epping 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% |
4.7% U.S.: 12.5% |
7.6%Highest U.S.: 12.5% |
1.4%Lowest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest U.S.: 65.2% |
86.3% U.S.: 65.2% |
65.2%Lowest U.S.: 65.2% |
85.1% U.S.: 65.2% |
| Typical home builtmedian year | 1981 1 yr newer than U.S. |
1989Highest 9 yrs newer than U.S. |
1971Lowest 9 yrs older than U.S. |
1971Lowest 9 yrs older than U.S. |
| Getting to work | ||||
| Average commuteone way | 30 minLowest 12% above U.S. |
32 min 22% above U.S. |
37 minHighest 40% above U.S. |
32 min 20% above U.S. |
| Work from home | 22.7%±4.1 U.S.: 15.1% |
24%±6.9 U.S.: 15.1% |
14.5%±2.2Lowest U.S.: 15.1% |
33.6%±9.1Highest U.S.: 15.1% |
| Lancaster and Epping 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 | #77 of 120 in NH | #213 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Epping School District | Milford | Nashoba |
| High school in town | Sutton High School | Epping High School | Milford High | None in town |
| Students per teacherat that high school | 12.6Highest |
9.3Lowest |
11.9 |
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| 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.