Compare towns
Wakefield vs Epping vs Melrose vs Lynnfield
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Epping has the most affordable homes ($437k median).
Melrose has the most people working from home (29.6%).
Lynnfield has the most kids (28% under 18).
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 | Epping | Melrose | Lynnfield |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 27,793 |
7,430Lowest |
29,650Highest |
13,064 |
| Growth since 20102010 → 2020 census | +8.7%Lowest U.S.: +7.4% |
+11.1% U.S.: +7.4% |
+10.5% U.S.: +7.4% |
+12.1%Highest U.S.: +7.4% |
| Median age | 42.4±1.7 9% above U.S. |
45.1±3.5Highest 16% above U.S. |
43.6±1.1 12% above U.S. |
41.4±2.1Lowest 6% above U.S. |
| Epping 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 U.S.: 22% |
18.7%±4.8Lowest U.S.: 22% |
20.2%±2.1 U.S.: 22% |
28%±4.2Highest U.S.: 22% |
| Age 65+ | 19%±1.9 U.S.: 17.2% |
22.6%±5.2Highest U.S.: 17.2% |
20.6%±2.2 U.S.: 17.2% |
17.9%±2.4Lowest U.S.: 17.2% |
| Epping and Melrose are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 59.7% U.S.: 35.7% |
37%Lowest U.S.: 35.7% |
62% U.S.: 35.7% |
62.7%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 4.4%±0.9 U.S.: 6.4% |
5.1%±3.3Highest U.S.: 6.4% |
4.6%±1 U.S.: 6.4% |
3.2%±1.1Lowest U.S.: 6.4% |
| Epping 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 66% above U.S. |
$104,220±$7kLowest 29% above U.S. |
$133,953±$14k 66% above U.S. |
$175,265±$23kHighest 117% above U.S. |
| Home valuemedian, owner-occupied | $723,500±$24k 117% above U.S. |
$436,900±$35kLowest 31% above U.S. |
$822,900±$20k 147% above U.S. |
$917,600±$31kHighest 176% above U.S. |
| Rentmedian gross, monthly | $1,958±$102 39% above U.S. |
$1,742±$576Lowest 23% above U.S. |
$1,970±$149 39% above U.S. |
$2,676±$219Highest 89% above U.S. |
| Property taxmedian, yearly | $7,779 149% above U.S. |
$6,936Lowest 122% above U.S. |
$7,578 143% above U.S. |
$10,000+Highest at least 221% above U.S. |
| Renters paying 30%+of income on rent | 43.7%±7.9Lowest U.S.: 51.1% |
67.8%±25.9 U.S.: 51.1% |
50.3%±8.1 U.S.: 51.1% |
69.2%±21.9Highest U.S.: 51.1% |
| Lynnfield and Epping are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.9% U.S.: 12.5% |
4.7% U.S.: 12.5% |
3.8%Lowest U.S.: 12.5% |
6%Highest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 70.7% U.S.: 65.2% |
86.3% U.S.: 65.2% |
67.2%Lowest U.S.: 65.2% |
87.3%Highest U.S.: 65.2% |
| Typical home builtmedian year | 1956 24 yrs older than U.S. |
1989Highest 9 yrs newer than U.S. |
1938Lowest 42 yrs older than U.S. |
1964 16 yrs older than U.S. |
| Getting to work | ||||
| Average commuteone way | 33 min 26% above U.S. |
32 min 22% above U.S. |
35 minHighest 31% above U.S. |
32 minLowest 22% above U.S. |
| Work from home | 24.6%±3.1 U.S.: 15.1% |
24%±6.9Lowest U.S.: 15.1% |
29.6%±2.7Highest U.S.: 15.1% |
27.4%±4.7 U.S.: 15.1% |
| Melrose and Lynnfield 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 | #77 of 120 in NH | #62 of 282 in MA | #27 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Epping School District | Melrose | Lynnfield |
| High school in town | Northeast Metro Regional Vocational | Epping High School | Melrose High | Lynnfield High |
| Students per teacherat that high school | 10.7 |
9.3Lowest |
12.8Highest |
12.0 |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.