Compare towns
Upton vs Hingham 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
Upton has the most homeowners (86.7%).
Hingham has the oldest population (median age 48.4).
Needham has the highest household income ($214k).
Lancaster has the most affordable homes ($519k median).
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 | Upton | Hingham | Needham | Lancaster |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 8,189Lowest |
24,283 |
32,459Highest |
8,606 |
| Growth since 20102010 → 2020 census | +6.1% MA: +7.4% |
+9.6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.8%Lowest MA: +7.4% |
| Median age | 46.4±4.8 16% above MA |
48.4±2.4Highest 21% above MA |
43.1±1.6Lowest 8% above MA |
43.1±4.9Lowest 8% above MA |
| Hingham and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 23.2%±4.5 MA: 19.4% |
23.4%±2.1 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
| Needham and Hingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 20.7%±4.9 MA: 17.9% |
26%±2.6Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
| Hingham and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 53.5% MA: 47.3% |
76.2% MA: 47.3% |
81.9%Highest MA: 47.3% |
50.3%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 2.4%±1.3Lowest MA: 7.9% |
2.9%±0.9 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
| Needham and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $155,508±$33k 50% above MA |
$178,390±$15k 72% above MA |
$214,308±$13kHighest 106% above MA |
$134,833±$27kLowest 30% above MA |
| Home valuemedian, owner-occupied | $576,700±$41k about the MA average |
$1,134,200±$47k 102% above MA |
$1,188,500±$43kHighest 111% above MA |
$519,100±$60kLowest 8% below MA |
| Needham and Hingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $948±$599Lowest 46% below MA |
$2,465±$603Highest 40% above MA |
$2,409±$183 37% above MA |
$2,338±$539 33% above MA |
| Hingham and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $8,376 40% above MA |
$10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
$7,235Lowest 21% above MA |
| Renters paying 30%+of income on rent | 52.8%±31Lowest MA: 51.8% |
60.3%±12 MA: 51.8% |
55.9%±8.5 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
| Lancaster and Hingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 3.2% MA: 10% |
4.3%Highest MA: 10% |
3.7% MA: 10% |
1.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 86.7%Highest MA: 62.5% |
80.7%Lowest MA: 62.5% |
83.1% MA: 62.5% |
85.1% MA: 62.5% |
| Typical home builtmedian year | 1981Highest 17 yrs newer than MA |
1976 12 yrs newer than MA |
1965Lowest 1 yr newer than MA |
1971 7 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 35 min 22% above MA |
36 minHighest 24% above MA |
28 minLowest 5% below MA |
32 min 9% above MA |
| Work from home | 22.8%±5.3Lowest MA: 18.6% |
33.1%±3.3 MA: 18.6% |
32.4%±2.4 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
| Lancaster and Hingham 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 | #46 of 282 in MA | #14 of 282 in MA | #19 of 282 in MA | #145 of 282 in MA |
| School district | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Hingham | Needham | Nashoba |
| High school in town | Blackstone Valley | Hingham High | Needham High | None in town |
| Students per teacherat that high school | 11.2Lowest |
12.9Highest |
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.