Compare towns
Sutton vs Sheffield vs Northbridge 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).
Sheffield has the shortest commute (21 min average).
Northbridge has the most renters (29.5% rent).
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 | Sheffield | Northbridge | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
3,330Lowest |
16,458Highest |
8,606 |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
+2.1%Lowest MA: +7.4% |
+4% MA: +7.4% |
+4.8%Highest MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
48.2±8Highest 21% above MA |
43.8±2.6 9% above MA |
43.1±4.9Lowest 8% above MA |
| Sheffield 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% |
13.3%±4Lowest MA: 19.4% |
21.1%±2.9Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Northbridge 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 MA: 17.9% |
23.2%±5.2Highest MA: 17.9% |
16.4%±2.1Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Sheffield 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% |
37.5% MA: 47.3% |
36.9%Lowest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
4.2%±4.5 MA: 7.9% |
4.3%±1.3Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Northbridge and Sheffield 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 |
$92,120±$31kLowest 11% below MA |
$111,319±$19k 7% above 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±$47kHighest 7% below MA |
$409,400±$32kLowest 27% below MA |
$448,600±$15k 20% below MA |
$519,100±$60k 8% 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±$401Lowest 32% below MA |
$1,837±$1k 4% above MA |
$1,207±$102 31% below MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Sheffield 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 |
$4,520Lowest 25% below MA |
$4,821 20% below MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
29.2%±21.2Lowest MA: 51.8% |
51.2%±9.8 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Northbridge are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.8% MA: 10% |
6.4% MA: 10% |
7.9%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
82.3% MA: 62.5% |
70.5%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1975 11 yrs newer than MA |
1973 9 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
21 minLowest 29% below MA |
31 min 7% above MA |
32 minHighest 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
8.5%±5.2Lowest MA: 18.6% |
16.2%±3.6 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 | #250 of 282 in MA | #226 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Southern Berkshire | Northbridge | Nashoba |
| High school in town | Sutton High School | Mt Everett Regional | Northbridge High | None in town |
| Students per teacherat that high school | 12.6Highest |
7.8Lowest |
10.8 |
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| 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.