Compare towns
Wakefield vs Lancaster vs North Andover
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Wakefield has the oldest housing (typical home built 1956).
Lancaster has the most people working from home (33.6%).
North Andover has the youngest population (median age 39.6).
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 | Wakefield | Lancaster | North Andover |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 27,793 |
8,606Lowest |
31,490Highest |
| Growth since 20102010 → 2020 census | +8.7% MA: +7.4% |
+4.8%Lowest MA: +7.4% |
+9%Highest MA: +7.4% |
| Median age | 42.4±1.7 6% above MA |
43.1±4.9Highest 8% above MA |
39.6±2Lowest about the MA average |
| Lancaster and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20%±2.2 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
21.2%±2.1Highest MA: 19.4% |
| North Andover and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19%±1.9 MA: 17.9% |
19.9%±4.2Highest MA: 17.9% |
17%±1.9Lowest MA: 17.9% |
| Lancaster and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 59.7% MA: 47.3% |
50.3%Lowest MA: 47.3% |
61.1%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
11%±2.4Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $134,306±$14kLowest 29% above MA |
$134,833±$27k 30% above MA |
$140,670±$9kHighest 35% above MA |
| North Andover and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $723,500±$24k 29% above MA |
$519,100±$60kLowest 8% below MA |
$732,900±$37kHighest 30% above MA |
| North Andover and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,958±$102Lowest 11% above MA |
$2,338±$539Highest 33% above MA |
$2,223±$223 26% above MA |
| Lancaster and North Andover are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $7,779Highest 30% above MA |
$7,235Lowest 21% above MA |
$7,767 30% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
53%±9 MA: 51.8% |
| Lancaster and North Andover are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.9% MA: 10% |
1.4%Lowest MA: 10% |
9.4%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70.7% MA: 62.5% |
85.1%Highest MA: 62.5% |
69.8%Lowest MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1971 7 yrs newer than MA |
1979Highest 15 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
32 minLowest 9% above MA |
32 min 9% above MA |
| Work from home | 24.6%±3.1 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
20.3%±2.5Lowest MA: 18.6% |
| Lancaster and Wakefield 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 | #179 of 282 in MA | #145 of 282 in MA | #98 of 282 in MA |
| School district | — | Nashoba | North Andover |
| High school in town | — | None in town | North Andover High |
| Students per teacherat that high school | — | — | 13.3 |
| 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.