Compare towns
Sutton vs Upton vs Lenox 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%).
Upton has grown the fastest since 2010 (+6.1%).
Lenox has the oldest population (median age 60.1).
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 | Upton | Lenox | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452Highest |
8,189 |
5,079Lowest |
8,606 |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
+6.1%Highest MA: +7.4% |
+1.4%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
46.4±4.8 16% above MA |
60.1±4.3Highest 50% above MA |
43.1±4.9Lowest 8% above MA |
| Kids under 18 | 19.6%±3.3 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
13.3%±4.1Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Upton and Sutton 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%±4.9 MA: 17.9% |
40.1%±7.8Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 52.8% MA: 47.3% |
53.5%Highest MA: 47.3% |
52.7% MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
4.5%±2.8Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Lenox 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±$25k 42% above MA |
$155,508±$33kHighest 50% above MA |
$106,080±$31kLowest about the MA average |
$134,833±$27k 30% above MA |
| Upton and Sutton 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 |
$576,700±$41kHighest about the MA average |
$466,700±$43kLowest 17% below MA |
$519,100±$60k 8% below MA |
| Upton and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,190±$401 32% below MA |
$948±$599Lowest 46% below MA |
$1,091±$238 38% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $6,763 13% above MA |
$8,376Highest 40% above MA |
$5,299Lowest 12% below MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
52.8%±31 MA: 51.8% |
47.2%±18.8Lowest MA: 51.8% |
68.3%±36.7Highest 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% MA: 10% |
3.2% MA: 10% |
8.5%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
86.7% MA: 62.5% |
71.4%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
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 |
35 minHighest 22% above MA |
23 minLowest 22% below MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
22.8%±5.3 MA: 18.6% |
18.3%±8.8Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Upton 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 | #46 of 282 in MA | #90 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Lenox | Nashoba |
| High school in town | Sutton High School | Blackstone Valley | Lenox Memorial High | None in town |
| Students per teacherat that high school | 12.6Highest |
11.2 |
7.6Lowest |
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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.