Compare towns
Sutton vs Wakefield vs Webster
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%).
Wakefield has grown the fastest since 2010 (+8.7%).
Webster has the most affordable homes ($362k median).
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 | Wakefield | Webster |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 9,452Lowest |
27,793Highest |
17,748 |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+8.7%Highest MA: +7.4% |
+6% MA: +7.4% |
| Median age | 44.3±2.5Highest 11% above MA |
42.4±1.7 6% above MA |
39.9±2.9Lowest about the MA average |
| Sutton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.6%±3.3Lowest MA: 19.4% |
20%±2.2Highest MA: 19.4% |
19.6%±2.9Lowest MA: 19.4% |
| Wakefield 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% |
19%±1.9 MA: 17.9% |
19.6%±2.5Highest MA: 17.9% |
| Webster and Wakefield 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% |
59.7%Highest MA: 47.3% |
25.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8Lowest MA: 7.9% |
4.4%±0.9 MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
| Webster and Wakefield 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 |
$134,306±$14k 29% above MA |
$72,895±$6kLowest 30% below MA |
| Sutton and Wakefield 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 |
$723,500±$24kHighest 29% above MA |
$361,500±$12kLowest 36% below MA |
| Rentmedian gross, monthly | $1,190±$401Lowest 32% below MA |
$1,958±$102Highest 11% above MA |
$1,228±$81 30% below MA |
| Property taxmedian, yearly | $6,763 13% above MA |
$7,779Highest 30% above MA |
$3,999Lowest 33% below MA |
| Renters paying 30%+of income on rent | 47.5%±24.4Highest MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
45.7%±6.7 MA: 51.8% |
| Sutton and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 5.8% MA: 10% |
4.9%Lowest MA: 10% |
12.7%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
70.7% MA: 62.5% |
59.8%Lowest MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
1962 2 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 30 minLowest about the MA average |
33 minHighest 14% above MA |
31 min 5% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
24.6%±3.1Highest MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
| Wakefield 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 | #179 of 282 in MA | #271 of 282 in MA |
| School district | Sutton | Northeast Metropolitan Regional Vocational Technical · Wakefield | Webster |
| High school in town | Sutton High School | Northeast Metro Regional Vocational | Bartlett High School |
| Students per teacherat that high school | 12.6Highest |
10.7Lowest |
11.6 |
| On TownTapestry | |||
| Old photos in History | 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.