Compare towns
Sutton vs Harvard vs Upton 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 shortest commute (30 min average).
Harvard has the most expensive homes ($834k median).
Upton has grown the fastest since 2010 (+6.1%).
Lancaster has the youngest population (median age 43.1).
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 | Harvard | Upton | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452Highest |
6,927Lowest |
8,189 |
8,606 |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+5.1% MA: +7.4% |
+6.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
44.1±4.7 10% above MA |
46.4±4.8Highest 16% above MA |
43.1±4.9Lowest 8% above MA |
| Upton 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% |
21.1%±4.5 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Upton and Harvard 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% |
16.3%±2.8Lowest MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Upton 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% MA: 47.3% |
62%Highest MA: 47.3% |
53.5% MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8Highest MA: 7.9% |
3.8%±1.5 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Sutton and Harvard 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 |
$213,996±$24kHighest 106% above MA |
$155,508±$33k 50% above MA |
$134,833±$27kLowest 30% above MA |
| Home valuemedian, owner-occupied | $523,100±$47k 7% below MA |
$833,600±$54kHighest 48% above MA |
$576,700±$41k about the MA average |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $1,190±$401 32% below MA |
$1,321±$424 25% below MA |
$948±$599Lowest 46% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $6,763Lowest 13% above MA |
$10,000+Highest at least 67% above MA |
$8,376 40% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4Lowest MA: 51.8% |
72.5%±51.5Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
68.3%±36.7 MA: 51.8% |
| Harvard and Lancaster 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% |
4.5% MA: 10% |
3.2% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
89.4% MA: 62.5% |
86.7% MA: 62.5% |
85.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1975 11 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 minLowest about the MA average |
32 min 9% above MA |
35 minHighest 22% above MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1Lowest MA: 18.6% |
44.8%±6.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
33.6%±9.1 MA: 18.6% |
| Harvard 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 | #12 of 282 in MA | #46 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Harvard | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Nashoba |
| High school in town | Sutton High School | The Bromfield High School | Blackstone Valley | None in town |
| Students per teacherat that high school | 12.6Highest |
11.0Lowest |
11.2 |
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| On TownTapestry | ||||
| Old photos in History | None yet | 12 photos → | 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.