Compare towns
Sutton vs Northfield vs Lancaster vs Sturbridge
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).
Northfield has the most affordable homes ($376k median).
Lancaster has the most people working from home (33.6%).
Sturbridge has grown the fastest since 2010 (+6.5%).
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 | Northfield | Lancaster | Sturbridge |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
2,872Lowest |
8,606 |
9,960Highest |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
-5.5%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
+6.5%Highest MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
48.9±4.2Highest 22% above MA |
43.1±4.9Lowest 8% above MA |
47.2±2.6 18% above MA |
| Northfield 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% |
14.8%±4.1Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
20.7%±3Highest 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% |
25.5%±5.1Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
19.8%±3 MA: 17.9% |
| Northfield 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% |
42.4%Lowest MA: 47.3% |
50.3% MA: 47.3% |
49.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
4.4%±3 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
4.6%±1.5Highest MA: 7.9% |
| Sturbridge and Northfield 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 |
$103,375±$10kLowest about the MA average |
$134,833±$27k 30% above MA |
$136,759±$15k 32% 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 |
$375,800±$31kLowest 33% below MA |
$519,100±$60k 8% below MA |
$425,800±$18k 24% 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 |
$1,142±$200Lowest 35% below MA |
$2,338±$539Highest 33% above MA |
$1,193±$398 32% below MA |
| Property taxmedian, yearly | $6,763 13% above MA |
$4,594Lowest 23% below MA |
$7,235Highest 21% above MA |
$6,520 9% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
49.2%±25.9 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
42%±17.7Lowest MA: 51.8% |
| Lancaster and Northfield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.8% MA: 10% |
6.8%Highest MA: 10% |
1.4%Lowest MA: 10% |
3.7% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
85.1%Lowest MA: 62.5% |
85.1%Lowest MA: 62.5% |
86.3% MA: 62.5% |
| Typical home builtmedian year | 1981 17 yrs newer than MA |
1962Lowest 2 yrs older than MA |
1971 7 yrs newer than MA |
1982Highest 18 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 minLowest about the MA average |
31 min 8% above MA |
32 min 9% above MA |
38 minHighest 30% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
16.5%±10.3Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
19.8%±4.8 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 | #231 of 282 in MA | #145 of 282 in MA | #89 of 282 in MA |
| School district | Sutton | Pioneer Valley | Nashoba | Sturbridge · Tantasqua |
| High school in town | Sutton High School | Pioneer Valley Regional | None in town | Tantasqua Regional Sr High |
| Students per teacherat that high school | 12.6Highest |
10.7 |
— | 7.7Lowest |
| 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.