Compare towns
Sutton vs Webster vs Pepperell 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).
Webster has the most renters (40.2% rent).
Pepperell has the most kids (20.1% under 18).
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 | Pepperell | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 9,452 |
17,748Highest |
11,663 |
8,606Lowest |
| Growth since 20102010 → 2020 census | +4.4% MA: +7.4% |
+6%Highest MA: +7.4% |
+0.9%Lowest 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 |
42.4±3.3 6% above MA |
43.1±4.9 8% above MA |
| Sutton and Lancaster 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% |
20.1%±3.3Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Pepperell and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 18.8%±3.2 MA: 17.9% |
19.6%±2.5 MA: 17.9% |
18.2%±2.3Lowest 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%Highest MA: 47.3% |
25.3%Lowest MA: 47.3% |
43.8% 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% |
5.7%±2.3 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
| Webster and Pepperell 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 |
$72,895±$6kLowest 30% below MA |
$124,073±$12k 19% 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±$47kHighest 7% below MA |
$361,500±$12kLowest 36% below MA |
$482,100±$14k 14% 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 |
$1,228±$81 30% below MA |
$1,295±$238 27% below MA |
$2,338±$539Highest 33% above MA |
| Property taxmedian, yearly | $6,763 13% above MA |
$3,999Lowest 33% below MA |
$6,698 12% above MA |
$7,235Highest 21% above MA |
| Renters paying 30%+of income on rent | 47.5%±24.4 MA: 51.8% |
45.7%±6.7 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Sutton 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% |
8% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 89.7%Highest MA: 62.5% |
59.8%Lowest MA: 62.5% |
84.3% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1962Lowest 2 yrs older than MA |
1981Highest 17 yrs newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 30 minLowest about the MA average |
31 min 5% above MA |
34 minHighest 16% above MA |
32 min 9% above MA |
| Work from home | 22.7%±4.1 MA: 18.6% |
8%±2.5Lowest MA: 18.6% |
18.1%±2.7 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 | #271 of 282 in MA | #153 of 282 in MA | #145 of 282 in MA |
| School district | Sutton | Webster | North Middlesex | Nashoba |
| High school in town | Sutton High School | Bartlett High School | None in town | None in town |
| Students per teacherat that high school | 12.6Highest |
11.6Lowest |
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| On TownTapestry | ||||
| Old photos in Our Story | 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.