Compare towns
Townsend vs Needham vs Pepperell
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Townsend has the most affordable homes ($433k median).
Needham has grown the fastest since 2010 (+11.1%).
Pepperell has the most homeowners (84.3%).
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 | Townsend | Needham | Pepperell |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 9,100Lowest |
32,459Highest |
11,663 |
| Growth since 20102010 → 2020 census | +2.3% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
| Median age | 40.9±3.3Lowest about the MA average |
43.1±1.6Highest 8% above MA |
42.4±3.3 6% above MA |
| Needham and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 21%±3.2 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
20.1%±3.3Lowest MA: 19.4% |
| Age 65+ | 17.1%±2.1Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
18.2%±2.3Highest MA: 17.9% |
| Pepperell and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 35.5%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
43.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.1%±2.4Lowest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
5.7%±2.3Highest MA: 7.9% |
| Pepperell and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $121,528±$23kLowest 17% above MA |
$214,308±$13kHighest 106% above MA |
$124,073±$12k 19% above MA |
| Home valuemedian, owner-occupied | $433,200±$22kLowest 23% below MA |
$1,188,500±$43kHighest 111% above MA |
$482,100±$14k 14% below MA |
| Rentmedian gross, monthly | $1,469±$313 17% below MA |
$2,409±$183Highest 37% above MA |
$1,295±$238Lowest 27% below MA |
| Property taxmedian, yearly | $6,031Lowest about the MA average |
$10,000+Highest at least 67% above MA |
$6,698 12% above MA |
| Renters paying 30%+of income on rent | 50.6%±16.8 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
| Needham and Townsend are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 8.9%Highest MA: 10% |
3.7%Lowest MA: 10% |
8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 82%Lowest MA: 62.5% |
83.1% MA: 62.5% |
84.3%Highest MA: 62.5% |
| Typical home builtmedian year | 1976 12 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 37 minHighest 27% above MA |
28 minLowest 5% below MA |
34 min 16% above MA |
| Work from home | 10.5%±2.8Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #136 of 282 in MA | #19 of 282 in MA | #153 of 282 in MA |
| School district | North Middlesex | Needham | North Middlesex |
| High school in town | North Middlesex Regional | Needham High | None in town |
| Students per teacherat that high school | 13.1Highest |
11.9Lowest |
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| 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.