Compare towns
Wakefield vs Sutton vs Melrose vs Stoneham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Sutton has the most homeowners (89.7%).
Melrose has grown the fastest since 2010 (+10.5%).
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 | Sutton | Melrose | Stoneham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 27,793 |
9,452Lowest |
29,650Highest |
23,355 |
| Growth since 20102010 → 2020 census | +8.7% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+10.5%Highest MA: +7.4% |
+8.4% MA: +7.4% |
| Median age | 42.4±1.7 6% above MA |
44.3±2.5Highest 11% above MA |
43.6±1.1 9% above MA |
42.2±2.2Lowest 6% above MA |
| Sutton and Melrose 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% |
19.6%±3.3Lowest MA: 19.4% |
20.2%±2.1 MA: 19.4% |
20.8%±2.5Highest MA: 19.4% |
| Stoneham and Melrose 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% |
18.8%±3.2Lowest MA: 17.9% |
20.6%±2.2Highest MA: 17.9% |
20.4%±2.2 MA: 17.9% |
| Melrose 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% MA: 47.3% |
52.8%Lowest MA: 47.3% |
62%Highest MA: 47.3% |
55.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
4.6%±1 MA: 7.9% |
4.7%±1.4Highest MA: 7.9% |
| Stoneham and Melrose are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $134,306±$14k 29% above MA |
$147,125±$25kHighest 42% above MA |
$133,953±$14k 29% above MA |
$113,964±$10kLowest 10% above MA |
| Sutton and Wakefield 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 |
$523,100±$47kLowest 7% below MA |
$822,900±$20kHighest 46% above MA |
$671,900±$26k 20% above MA |
| Rentmedian gross, monthly | $1,958±$102 11% above MA |
$1,190±$401Lowest 32% below MA |
$1,970±$149 12% above MA |
$2,035±$142Highest 15% above MA |
| Stoneham and Melrose 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 |
$6,763 13% above MA |
$7,578 26% above MA |
$6,523Lowest 9% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9 MA: 51.8% |
47.5%±24.4 MA: 51.8% |
50.3%±8.1Highest MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
| Melrose and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.9% MA: 10% |
5.8%Highest MA: 10% |
3.8%Lowest MA: 10% |
5.4% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 70.7% MA: 62.5% |
89.7%Highest MA: 62.5% |
67.2%Lowest MA: 62.5% |
71% MA: 62.5% |
| Typical home builtmedian year | 1956 8 yrs older than MA |
1981Highest 17 yrs newer than MA |
1938Lowest 26 yrs older than MA |
1964 same as MA |
| Getting to work | ||||
| Average commuteone way | 33 min 14% above MA |
30 min about the MA average |
35 minHighest 19% above MA |
28 minLowest 4% below MA |
| Work from home | 24.6%±3.1 MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
29.6%±2.7Highest MA: 18.6% |
24.6%±3.6 MA: 18.6% |
| Melrose 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 | #105 of 282 in MA | #62 of 282 in MA | #117 of 282 in MA |
| School district | — | Sutton | Melrose | Stoneham |
| High school in town | — | Sutton High School | Melrose High | Stoneham High |
| Students per teacherat that high school | — | 12.6 |
12.8Highest |
10.7Lowest |
| 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.