Compare towns
Sutton vs Kingston vs Sturbridge 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).
Kingston has grown the fastest since 2010 (+8.5%).
Sturbridge has the most affordable homes ($426k median).
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 | Kingston | Sturbridge | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
14,027Highest |
9,960 |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+8.5%Highest MA: +7.4% |
+6.5% MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
46.5±3.9 16% above MA |
47.2±2.6Highest 18% above MA |
43.1±4.9Lowest 8% above MA |
| Sturbridge and Kingston 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% |
19.9%±3.2 MA: 19.4% |
20.7%±3Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Sturbridge and Kingston are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 18.8%±3.2Lowest MA: 17.9% |
22.8%±3.7Highest MA: 17.9% |
19.8%±3 MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Kingston 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% |
48.2%Lowest MA: 47.3% |
49.3% MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
2.7%±1.1Lowest MA: 7.9% |
4.6%±1.5Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Sturbridge 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 42% above MA |
$119,876±$13kLowest 15% above MA |
$136,759±$15k 32% above MA |
$134,833±$27k 30% above MA |
| Sutton and Sturbridge 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 |
$610,600±$30kHighest 9% above MA |
$425,800±$18kLowest 24% below MA |
$519,100±$60k 8% below MA |
| Rentmedian gross, monthly | $1,190±$401 32% below MA |
$1,159±$244Lowest 34% below MA |
$1,193±$398 32% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $6,763 13% above MA |
$7,650Highest 28% above MA |
$6,520Lowest 9% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
35.9%±13Lowest MA: 51.8% |
42%±17.7 MA: 51.8% |
68.3%±36.7Highest 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% |
3.1% MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
81.2%Lowest MA: 62.5% |
86.3% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981 17 yrs newer than MA |
1982Highest 18 yrs newer than MA |
1982Highest 18 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 minLowest about the MA average |
35 min 20% above MA |
38 minHighest 30% above MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
19.5%±4.9Lowest MA: 18.6% |
19.8%±4.8 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 | #99 of 282 in MA | #89 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Kingston · Silver Lake | Sturbridge · Tantasqua | Nashoba |
| High school in town | Sutton High School | Silver Lake Regional High | Tantasqua Regional Sr High | None in town |
| Students per teacherat that high school | 12.6Highest |
12.0 |
7.7Lowest |
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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.