Compare towns
Sutton vs Needham vs Lancaster vs Wilbraham
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%).
Needham has grown the fastest since 2010 (+11.1%).
Lancaster has the most people working from home (33.6%).
Wilbraham has the most affordable homes ($416k median).
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 | Needham | Lancaster | Wilbraham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
32,459Highest |
8,606Lowest |
14,572 |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
+2.8%Lowest MA: +7.4% |
| Median age | 44.3±2.5Highest 11% above MA |
43.1±1.6Lowest 8% above MA |
43.1±4.9Lowest 8% above MA |
44.3±2.7Highest 11% above MA |
| Kids under 18 | 19.6%±3.3 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
23.2%±3.7 MA: 19.4% |
| Needham and Wilbraham 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% |
17.7%±1.7Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
23%±3.4Highest MA: 17.9% |
| Wilbraham 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% |
81.9%Highest MA: 47.3% |
50.3%Lowest MA: 47.3% |
51.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
5.2%±1.8 MA: 7.9% |
| Needham and Wilbraham 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 |
$214,308±$13kHighest 106% above MA |
$134,833±$27k 30% above MA |
$122,051±$14kLowest 17% above MA |
| Home valuemedian, owner-occupied | $523,100±$47k 7% below MA |
$1,188,500±$43kHighest 111% above MA |
$519,100±$60k 8% below MA |
$416,000±$25kLowest 26% below MA |
| Rentmedian gross, monthly | $1,190±$401 32% below MA |
$2,409±$183Highest 37% above MA |
$2,338±$539 33% above MA |
$1,175±$241Lowest 33% below MA |
| Needham and Lancaster 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 |
$10,000+Highest at least 67% above MA |
$7,235 21% above MA |
$6,658Lowest 11% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
53.1%±23.8 MA: 51.8% |
| Lancaster and Needham 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% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
4.6% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
83.1%Lowest MA: 62.5% |
85.1% MA: 62.5% |
88.8% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1971 7 yrs newer than MA |
1966 2 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
28 min 5% below MA |
32 minHighest 9% above MA |
27 minLowest 9% below MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
32.4%±2.4 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
12.9%±3.1Lowest MA: 18.6% |
| Lancaster and Needham 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 | #19 of 282 in MA | #145 of 282 in MA | #88 of 282 in MA |
| School district | Sutton | — | Nashoba | Hampden-Wilbraham |
| High school in town | Sutton High School | — | None in town | Minnechaug Regional High |
| Students per teacherat that high school | 12.6Lowest |
— | — | 14.2Highest |
| 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.