Compare towns
Sutton vs Peabody 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).
Peabody has grown the fastest since 2010 (+6.3%).
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 | Peabody | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 9,452 |
54,695Highest |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+6.3%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
45.3±2.4Highest 13% above MA |
43.1±4.9Lowest 8% above MA |
| Peabody and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.6%±3.3Highest MA: 19.4% |
18.7%±1.8Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Sutton and Lancaster 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% |
24.3%±1.7Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Peabody 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% |
35%Lowest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
4.4%±0.8Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Peabody 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 |
$96,657±$4kLowest 7% below MA |
$134,833±$27k 30% above MA |
| Sutton and Lancaster 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 |
$596,200±$12kHighest 6% above MA |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $1,190±$401Lowest 32% below MA |
$1,950±$99 11% above MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Peabody 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 |
$5,065Lowest 15% below MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4Lowest MA: 51.8% |
58.3%±5.9 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Peabody are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 5.8% MA: 10% |
7.7%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
65.6%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1966Lowest 2 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 30 min about the MA average |
26 minLowest 11% below MA |
32 minHighest 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
10.3%±1.6Lowest 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 | #228 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Peabody | Nashoba |
| High school in town | Sutton High School | Peabody Veterans Memorial High | None in town |
| Students per teacherat that high school | 12.6Highest |
10.3Lowest |
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| On TownTapestry | |||
| Old photos in History | 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.