Compare towns
Sutton vs Pelham vs Lancaster
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Sutton has the highest household income ($147k).
Pelham has grown the fastest since 2010 (+10.3%).
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 | Pelham | Lancaster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 9,452 |
14,449Highest |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest U.S.: +7.4% |
+10.3%Highest U.S.: +7.4% |
+4.8% U.S.: +7.4% |
| Median age | 44.3±2.5Highest 14% above U.S. |
41.5±2.7Lowest 7% above U.S. |
43.1±4.9 11% above U.S. |
| Sutton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.6%±3.3 U.S.: 22% |
22%±2.7Highest U.S.: 22% |
19.2%±4Lowest U.S.: 22% |
| Pelham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 18.8%±3.2 U.S.: 17.2% |
16.5%±1.8Lowest U.S.: 17.2% |
19.9%±4.2Highest U.S.: 17.2% |
| Lancaster and Sutton 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 U.S.: 35.7% |
40%Lowest U.S.: 35.7% |
50.3% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3.9%±1.8 U.S.: 6.4% |
5.9%±1.3Highest U.S.: 6.4% |
3%±1.8Lowest U.S.: 6.4% |
| Pelham 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 82% above U.S. |
$135,956±$19k 68% above U.S. |
$134,833±$27kLowest 67% above U.S. |
| Sutton and Pelham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $523,100±$47k 57% above U.S. |
$552,600±$27kHighest 66% above U.S. |
$519,100±$60kLowest 56% above U.S. |
| Pelham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,190±$401Lowest 16% below U.S. |
$1,425±$88 about the U.S. average |
$2,338±$539Highest 65% above U.S. |
| Property taxmedian, yearly | $6,763Lowest 117% above U.S. |
$8,634Highest 177% above U.S. |
$7,235 132% above U.S. |
| Renters paying 30%+of income on rent | 47.5%±24.4Lowest U.S.: 51.1% |
67.3%±12.5 U.S.: 51.1% |
68.3%±36.7Highest U.S.: 51.1% |
| Lancaster and Pelham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 5.8%Highest U.S.: 12.5% |
3.7% U.S.: 12.5% |
1.4%Lowest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 89.7%Highest U.S.: 65.2% |
86.7% U.S.: 65.2% |
85.1%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1981 1 yr newer than U.S. |
1987Highest 7 yrs newer than U.S. |
1971Lowest 9 yrs older than U.S. |
| Getting to work | |||
| Average commuteone way | 30 minLowest 12% above U.S. |
30 minLowest 12% above U.S. |
32 minHighest 20% above U.S. |
| Work from home | 22.7%±4.1Lowest U.S.: 15.1% |
22.8%±3.3 U.S.: 15.1% |
33.6%±9.1Highest U.S.: 15.1% |
| Lancaster and Pelham 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 | #48 of 120 in NH | #145 of 282 in MA |
| School district | Sutton | Pelham School District | Nashoba |
| High school in town | Sutton High School | Pelham High School | None in town |
| Students per teacherat that high school | 12.6Highest |
10.4Lowest |
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| On TownTapestry | |||
| Old photos in History | None yet | None yet | None yet |
U.S. 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.