Compare towns
Wakefield vs Saugus 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).
Saugus has the most affordable homes ($603k median).
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 | Saugus | Stoneham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 27,793 |
28,773Highest |
23,355Lowest |
| Growth since 20102010 → 2020 census | +8.7%Highest MA: +7.4% |
+7.5%Lowest MA: +7.4% |
+8.4% MA: +7.4% |
| Median age | 42.4±1.7 6% above MA |
44.5±2.5Highest 11% above MA |
42.2±2.2Lowest 6% above MA |
| Saugus 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% |
15.2%±2Lowest MA: 19.4% |
20.8%±2.5Highest MA: 19.4% |
| Stoneham and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 19%±1.9Lowest MA: 17.9% |
22%±2.1Highest MA: 17.9% |
20.4%±2.2 MA: 17.9% |
| Saugus and Stoneham 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% |
31.4%Lowest MA: 47.3% |
55.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
4.7%±1.4 MA: 7.9% |
| Saugus 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 |
$101,539±$3kLowest about the MA average |
$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 |
$603,400±$13kLowest 7% above MA |
$671,900±$26k 20% above MA |
| Rentmedian gross, monthly | $1,958±$102Lowest 11% above MA |
$2,241±$201Highest 27% above MA |
$2,035±$142 15% above MA |
| Saugus and Stoneham 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 |
$6,049Lowest about the MA average |
$6,523 9% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9 MA: 51.8% |
53%±9.2Highest MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
| Saugus and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.9%Lowest MA: 10% |
6%Highest MA: 10% |
5.4% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70.7%Lowest MA: 62.5% |
71.5%Highest MA: 62.5% |
71% MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1962 2 yrs older than MA |
1964Highest same as MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
30 min about the MA average |
28 minLowest 4% below MA |
| Work from home | 24.6%±3.1Highest MA: 18.6% |
14.3%±2.4Lowest MA: 18.6% |
24.6%±3.6Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #179 of 282 in MA | #194 of 282 in MA | #117 of 282 in MA |
| School district | — | Saugus | Stoneham |
| High school in town | — | Saugus High | Stoneham High |
| Students per teacherat that high school | — | 15.5Highest |
10.7Lowest |
| 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.