Compare towns
Wakefield vs Lynn vs Stoneham
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 highest household income ($134k).
Lynn has grown the fastest since 2010 (+12.1%).
Stoneham has the shortest commute (28 min average).
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 | Lynn | Stoneham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 27,793 |
101,709Highest |
23,355Lowest |
| Growth since 20102010 → 2020 census | +8.7% MA: +7.4% |
+12.1%Highest MA: +7.4% |
+8.4%Lowest MA: +7.4% |
| Median age | 42.4±1.7Highest 6% above MA |
36.5±1.2Lowest 9% below MA |
42.2±2.2 6% above MA |
| Wakefield and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 20%±2.2Lowest MA: 19.4% |
24.1%±1.4Highest MA: 19.4% |
20.8%±2.5 MA: 19.4% |
| Lynn and Stoneham 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% |
13.7%±0.9Lowest MA: 17.9% |
20.4%±2.2Highest MA: 17.9% |
| Stoneham 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%Highest MA: 47.3% |
24.1%Lowest MA: 47.3% |
55.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9Lowest MA: 7.9% |
5.4%±0.6Highest MA: 7.9% |
4.7%±1.4 MA: 7.9% |
| Lynn and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $134,306±$14kHighest 29% above MA |
$75,043±$3kLowest 28% below MA |
$113,964±$10k 10% above MA |
| Wakefield and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $723,500±$24kHighest 29% above MA |
$510,100±$23kLowest 9% below MA |
$671,900±$26k 20% above MA |
| Rentmedian gross, monthly | $1,958±$102 11% above MA |
$1,722±$60Lowest about the MA average |
$2,035±$142Highest 15% above MA |
| Stoneham and Wakefield 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 |
$5,384Lowest 10% below MA |
$6,523 9% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9 MA: 51.8% |
60%±4.1Highest MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
| Below poverty line | 4.9%Lowest MA: 10% |
13.8%Highest MA: 10% |
5.4% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70.7% MA: 62.5% |
48.1%Lowest MA: 62.5% |
71%Highest MA: 62.5% |
| Typical home builtmedian year | 1956 8 yrs older than MA |
1946Lowest 18 yrs older than MA |
1964Highest same as MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
32 min 8% above MA |
28 minLowest 4% below MA |
| Work from home | 24.6%±3.1Highest MA: 18.6% |
7.9%±1Lowest MA: 18.6% |
24.6%±3.6Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #179 of 282 in MA | #277 of 282 in MA | #117 of 282 in MA |
| School district | — | Lynn | Stoneham |
| High school in town | — | Lynn English High | Stoneham High |
| Students per teacherat that high school | — | 15.0Highest |
10.7Lowest |
| On TownTapestry | |||
| Old photos in Our Story | 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.