Compare towns
Sutton vs Lee 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).
Lee has the shortest commute (18 min average).
Sturbridge has grown the fastest since 2010 (+6.5%).
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 | Lee | Sturbridge | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
5,719Lowest |
9,960Highest |
8,606 |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+6.5%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
55.2±5.8Highest 38% above MA |
47.2±2.6 18% above MA |
43.1±4.9Lowest 8% above MA |
| Lee and Sturbridge 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% |
12.6%±5Lowest MA: 19.4% |
20.7%±3Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Sturbridge 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 MA: 17.9% |
33.4%±6.1Highest MA: 17.9% |
19.8%±3 MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 52.8%Highest MA: 47.3% |
44.1%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% |
5%±2.1Highest MA: 7.9% |
4.6%±1.5 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Lee and Sturbridge 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 |
$83,750±$13kLowest 19% below 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±$47kHighest 7% below MA |
$352,700±$19kLowest 37% below MA |
$425,800±$18k 24% below MA |
$519,100±$60k 8% 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±$401Lowest 32% below MA |
$1,375±$212 22% below MA |
$1,193±$398 32% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $6,763 13% above MA |
$3,980Lowest 34% below MA |
$6,520 9% above MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
57.3%±21.2 MA: 51.8% |
42%±17.7Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Lee are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.8% MA: 10% |
7.2%Highest MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
71.1%Lowest MA: 62.5% |
86.3% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981 17 yrs newer than MA |
1959Lowest 5 yrs older than MA |
1982Highest 18 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
18 minLowest 38% below MA |
38 minHighest 30% above MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
16.4%±7.8Lowest 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 | #209 of 282 in MA | #89 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Lee | Sturbridge · Tantasqua | Nashoba |
| High school in town | Sutton High School | Lee Middle/High School | Tantasqua Regional Sr High | None in town |
| Students per teacherat that high school | 12.6Highest |
9.2 |
7.7Lowest |
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| On TownTapestry | ||||
| Old photos in History | None yet | 20 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.