Compare towns
Sutton vs Webster 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%).
Webster has the most affordable homes ($362k median).
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 | Webster | Needham | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
17,748 |
32,459Highest |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4%Lowest MA: +7.4% |
+6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.8% MA: +7.4% |
| Median age | 44.3±2.5Highest 11% above MA |
39.9±2.9Lowest about the MA average |
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% |
19.6%±2.9 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% |
19.6%±2.5 MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
| Lancaster and Webster 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% |
25.3%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
50.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 3.9%±1.8 MA: 7.9% |
5.8%±1.6Highest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Webster and Needham 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 |
$72,895±$6kLowest 30% below MA |
$214,308±$13kHighest 106% above MA |
$134,833±$27k 30% above MA |
| Home valuemedian, owner-occupied | $523,100±$47k 7% below MA |
$361,500±$12kLowest 36% below MA |
$1,188,500±$43kHighest 111% above MA |
$519,100±$60k 8% below MA |
| Rentmedian gross, monthly | $1,190±$401Lowest 32% below MA |
$1,228±$81 30% below 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 |
$3,999Lowest 33% below 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% |
45.7%±6.7Lowest 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% MA: 10% |
12.7%Highest MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
59.8%Lowest MA: 62.5% |
83.1% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1962Lowest 2 yrs older than 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 |
31 min 5% above MA |
28 minLowest 5% below MA |
32 minHighest 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
8%±2.5Lowest 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 | #271 of 282 in MA | #19 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Webster | Needham | Nashoba |
| High school in town | Sutton High School | Bartlett High School | Needham High | None in town |
| Students per teacherat that high school | 12.6Highest |
11.6Lowest |
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.