Compare towns
Sutton vs Erving vs Lancaster vs Douglas
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%).
Erving has the most affordable homes ($272k median).
Lancaster has the most people working from home (33.6%).
Douglas has grown the fastest since 2010 (+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 | Erving | Lancaster | Douglas |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452Highest |
1,703Lowest |
8,606 |
9,207 |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
-7.5%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
+6%Highest MA: +7.4% |
| Median age | 44.3±2.5Highest 11% above MA |
43.3±2.4 8% above MA |
43.1±4.9Lowest 8% above MA |
44±2.6 10% above MA |
| Sutton and Douglas 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% |
16.3%±3.2Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
21.2%±3.8Highest MA: 19.4% |
| Douglas 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% |
22.6%±2.4Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
15.4%±3.1Lowest MA: 17.9% |
| Erving 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% |
24.1%Lowest MA: 47.3% |
50.3% MA: 47.3% |
41.7% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
2.8%±1.3Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
5.4%±2.3Highest MA: 7.9% |
| Douglas 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±$25k 42% above MA |
$77,656±$9kLowest 25% below MA |
$134,833±$27k 30% above MA |
$152,267±$10kHighest 46% 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 |
$271,800±$20kLowest 52% below MA |
$519,100±$60k 8% below MA |
$470,600±$29k 16% 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 |
$1,163±$213Lowest 34% below MA |
$2,338±$539Highest 33% above MA |
$1,503±$697 15% 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 |
$1,870Lowest 69% below MA |
$7,235Highest 21% above MA |
$6,338 6% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
46.5%±23 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
33.9%±17.4Lowest MA: 51.8% |
| Lancaster and Sutton 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% |
5.2% MA: 10% |
1.4%Lowest MA: 10% |
4.8% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
81.5%Lowest MA: 62.5% |
85.1% MA: 62.5% |
83.8% MA: 62.5% |
| Typical home builtmedian year | 1981 17 yrs newer than MA |
1957Lowest 7 yrs older than MA |
1971 7 yrs newer than MA |
1986Highest 22 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
28 minLowest 4% below MA |
32 min 9% above MA |
34 minHighest 16% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
3.6%±2Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
20.9%±4.9 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 | — | #145 of 282 in MA | #177 of 282 in MA |
| School district | Sutton | Erving | Nashoba | Douglas |
| High school in town | Sutton High School | None in town | None in town | Douglas High School |
| Students per teacherat that high school | 12.6Highest |
— | — | 7.2Lowest |
| 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.