Compare towns
Sutton vs Reading vs Lancaster vs Upton
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 shortest commute (30 min average).
Reading has the most expensive homes ($809k median).
Lancaster has the most people working from home (33.6%).
Upton has grown the fastest since 2010 (+6.1%).
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 | Reading | Lancaster | Upton |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
25,612Highest |
8,606 |
8,189Lowest |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
+3.1%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
+6.1%Highest MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
43.7±2.3 9% above MA |
43.1±4.9Lowest 8% above MA |
46.4±4.8Highest 16% above MA |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.6%±3.3 MA: 19.4% |
22.8%±2.2 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
| Upton and Reading 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% |
20.7%±2.3Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 52.8% MA: 47.3% |
66.3%Highest MA: 47.3% |
50.3%Lowest MA: 47.3% |
53.5% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8Highest MA: 7.9% |
2.9%±0.7 MA: 7.9% |
3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
| Sutton and Lancaster 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 |
$165,912±$13kHighest 60% above MA |
$134,833±$27kLowest 30% above MA |
$155,508±$33k 50% above MA |
| Reading and Upton 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 |
$809,000±$22kHighest 44% above MA |
$519,100±$60kLowest 8% below MA |
$576,700±$41k about the MA average |
| Rentmedian gross, monthly | $1,190±$401 32% below MA |
$1,991±$273 13% above MA |
$2,338±$539Highest 33% above MA |
$948±$599Lowest 46% below MA |
| Lancaster and Reading are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $6,763Lowest 13% above MA |
$9,320Highest 56% above MA |
$7,235 21% above MA |
$8,376 40% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
| Lancaster and Upton 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% |
3.2% MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
82.4%Lowest MA: 62.5% |
85.1% MA: 62.5% |
86.7% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1960Lowest 4 yrs older than MA |
1971 7 yrs newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 minLowest about the MA average |
31 min 6% above MA |
32 min 9% above MA |
35 minHighest 22% above MA |
| Work from home | 22.7%±4.1Lowest MA: 18.6% |
30.2%±4.1 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
| Lancaster and Reading 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 | #50 of 282 in MA | #145 of 282 in MA | #46 of 282 in MA |
| School district | Sutton | — | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton |
| High school in town | Sutton High School | — | None in town | Blackstone Valley |
| Students per teacherat that high school | 12.6Highest |
— | — | 11.2Lowest |
| 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.