Compare towns
Sutton vs Wakefield vs Wilbraham 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).
Wakefield has grown the fastest since 2010 (+8.7%).
Wilbraham has the most affordable homes ($416k 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 | Wakefield | Wilbraham | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
27,793Highest |
14,572 |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
+8.7%Highest MA: +7.4% |
+2.8%Lowest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5Highest 11% above MA |
42.4±1.7Lowest 6% above MA |
44.3±2.7Highest 11% above MA |
43.1±4.9 8% above MA |
| Kids under 18 | 19.6%±3.3 MA: 19.4% |
20%±2.2 MA: 19.4% |
23.2%±3.7Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Wilbraham and Wakefield 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% |
23%±3.4Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Wilbraham 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% |
59.7%Highest MA: 47.3% |
51.9% MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
4.4%±0.9 MA: 7.9% |
5.2%±1.8Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Wilbraham 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 |
$122,051±$14kLowest 17% 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±$47k 7% below MA |
$723,500±$24kHighest 29% above MA |
$416,000±$25kLowest 26% below MA |
$519,100±$60k 8% below MA |
| Rentmedian gross, monthly | $1,190±$401 32% below MA |
$1,958±$102 11% above MA |
$1,175±$241Lowest 33% below MA |
$2,338±$539Highest 33% above MA |
| Lancaster and Wakefield 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 |
$7,779Highest 30% above MA |
$6,658Lowest 11% above MA |
$7,235 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
43.7%±7.9Lowest MA: 51.8% |
53.1%±23.8 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Wilbraham 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% |
4.9% MA: 10% |
4.6% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
70.7%Lowest MA: 62.5% |
88.8% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
1966 2 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
33 minHighest 14% above MA |
27 minLowest 9% below MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
24.6%±3.1 MA: 18.6% |
12.9%±3.1Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Wakefield 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 | #88 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Northeast Metropolitan Regional Vocational Technical · Wakefield | Hampden-Wilbraham | Nashoba |
| High school in town | Sutton High School | Northeast Metro Regional Vocational | Minnechaug Regional High | None in town |
| Students per teacherat that high school | 12.6 |
10.7Lowest |
14.2Highest |
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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.