Compare towns
Sutton vs Stoneham vs Needham 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 most homeowners (89.7%).
Stoneham has the most renters (29% rent).
Needham has the most expensive homes ($1189k median).
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 | Stoneham | Needham | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
23,355 |
32,459Highest |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+8.4% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5Highest 11% above MA |
42.2±2.2Lowest 6% above MA |
43.1±1.6 8% above MA |
43.1±4.9 8% above MA |
| Sutton and Needham 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% |
20.8%±2.5 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Age 65+ | 18.8%±3.2 MA: 17.9% |
20.4%±2.2Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Stoneham 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% MA: 47.3% |
55.9% MA: 47.3% |
81.9%Highest MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
4.7%±1.4 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Needham and Stoneham 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 |
$113,964±$10kLowest 10% above MA |
$214,308±$13kHighest 106% above MA |
$134,833±$27k 30% above MA |
| Home valuemedian, owner-occupied | $523,100±$47k 7% below MA |
$671,900±$26k 20% above MA |
$1,188,500±$43kHighest 111% above MA |
$519,100±$60kLowest 8% below MA |
| Rentmedian gross, monthly | $1,190±$401Lowest 32% below MA |
$2,035±$142 15% above MA |
$2,409±$183Highest 37% above MA |
$2,338±$539 33% above MA |
| Needham and Lancaster 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 |
$6,523Lowest 9% above MA |
$10,000+Highest at least 67% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Needham 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% |
5.4% MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
71%Lowest MA: 62.5% |
83.1% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1964Lowest same as MA |
1965 1 yr newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
28 min 4% below MA |
28 minLowest 5% below MA |
32 minHighest 9% above MA |
| Work from home | 22.7%±4.1Lowest MA: 18.6% |
24.6%±3.6 MA: 18.6% |
32.4%±2.4 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Needham 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 | #117 of 282 in MA | #19 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Stoneham | Needham | Nashoba |
| High school in town | Sutton High School | Stoneham High | Needham High | None in town |
| Students per teacherat that high school | 12.6Highest |
10.7Lowest |
11.9 |
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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.