Compare towns
Sutton vs Wareham vs Webster 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).
Wareham has the oldest population (median age 52.1).
Webster has the most renters (40.2% 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 | Wareham | Webster | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
23,302Highest |
17,748 |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+6.8%Highest MA: +7.4% |
+6% MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5 11% above MA |
52.1±3.1Highest 30% above MA |
39.9±2.9Lowest about the MA average |
43.1±4.9 8% above MA |
| Kids under 18 | 19.6%±3.3Highest MA: 19.4% |
13.1%±2.4Lowest MA: 19.4% |
19.6%±2.9Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
| Age 65+ | 18.8%±3.2Lowest MA: 17.9% |
26.2%±3.9Highest MA: 17.9% |
19.6%±2.5 MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Wareham 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% |
27.1% MA: 47.3% |
25.3%Lowest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
5.6%±1.5 MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Webster and Wareham 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 |
$90,383±$11k 13% below MA |
$72,895±$6kLowest 30% below 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 |
$424,500±$21k 24% below MA |
$361,500±$12kLowest 36% 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 |
$1,504±$180 15% below MA |
$1,228±$81 30% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $6,763 13% above MA |
$4,341 28% below MA |
$3,999Lowest 33% below MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
51.4%±23.3 MA: 51.8% |
45.7%±6.7Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Wareham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 5.8% MA: 10% |
6.7% MA: 10% |
12.7%Highest MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
83.5% MA: 62.5% |
59.8%Lowest MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1958Lowest 6 yrs older than MA |
1962 2 yrs older than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 min about the MA average |
28 minLowest 5% below MA |
31 min 5% above MA |
32 minHighest 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
12.4%±3.6 MA: 18.6% |
8%±2.5Lowest 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 | #272 of 282 in MA | #271 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Wareham | Webster | Nashoba |
| High school in town | Sutton High School | Wareham Senior High | Bartlett High School | None in town |
| Students per teacherat that high school | 12.6Highest |
8.6Lowest |
11.6 |
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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.