Compare towns
Wakefield vs Epping vs Stoneham vs North Andover
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Wakefield has the oldest housing (typical home built 1956).
Epping has the most affordable homes ($437k median).
Stoneham has the shortest commute (28 min average).
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 | Epping | Stoneham | North Andover |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 27,793 |
7,430Lowest |
23,355 |
31,490Highest |
| Growth since 20102010 → 2020 census | +8.7% U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+8.4%Lowest U.S.: +7.4% |
+9% U.S.: +7.4% |
| Median age | 42.4±1.7 9% above U.S. |
45.1±3.5Highest 16% above U.S. |
42.2±2.2 8% above U.S. |
39.6±2Lowest about the U.S. average |
| Epping 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 U.S.: 22% |
18.7%±4.8Lowest U.S.: 22% |
20.8%±2.5 U.S.: 22% |
21.2%±2.1Highest U.S.: 22% |
| North Andover and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19%±1.9 U.S.: 17.2% |
22.6%±5.2Highest U.S.: 17.2% |
20.4%±2.2 U.S.: 17.2% |
17%±1.9Lowest U.S.: 17.2% |
| Epping 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% U.S.: 35.7% |
37%Lowest U.S.: 35.7% |
55.9% U.S.: 35.7% |
61.1%Highest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 4.4%±0.9Lowest U.S.: 6.4% |
5.1%±3.3 U.S.: 6.4% |
4.7%±1.4 U.S.: 6.4% |
11%±2.4Highest U.S.: 6.4% |
| Cost of living | ||||
| Household incomemedian | $134,306±$14k 66% above U.S. |
$104,220±$7kLowest 29% above U.S. |
$113,964±$10k 41% above U.S. |
$140,670±$9kHighest 74% above U.S. |
| North Andover 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 117% above U.S. |
$436,900±$35kLowest 31% above U.S. |
$671,900±$26k 102% above U.S. |
$732,900±$37kHighest 120% above U.S. |
| 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±$102 39% above U.S. |
$1,742±$576Lowest 23% above U.S. |
$2,035±$142 44% above U.S. |
$2,223±$223Highest 57% above U.S. |
| North Andover and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,779Highest 149% above U.S. |
$6,936 122% above U.S. |
$6,523Lowest 109% above U.S. |
$7,767 149% above U.S. |
| Renters paying 30%+of income on rent | 43.7%±7.9 U.S.: 51.1% |
67.8%±25.9Highest U.S.: 51.1% |
41.9%±8.2Lowest U.S.: 51.1% |
53%±9 U.S.: 51.1% |
| Epping 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% U.S.: 12.5% |
4.7%Lowest U.S.: 12.5% |
5.4% U.S.: 12.5% |
9.4%Highest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 70.7% U.S.: 65.2% |
86.3%Highest U.S.: 65.2% |
71% U.S.: 65.2% |
69.8%Lowest U.S.: 65.2% |
| Typical home builtmedian year | 1956Lowest 24 yrs older than U.S. |
1989Highest 9 yrs newer than U.S. |
1964 16 yrs older than U.S. |
1979 1 yr older than U.S. |
| Getting to work | ||||
| Average commuteone way | 33 minHighest 26% above U.S. |
32 min 22% above U.S. |
28 minLowest 5% above U.S. |
32 min 20% above U.S. |
| Work from home | 24.6%±3.1Highest U.S.: 15.1% |
24%±6.9 U.S.: 15.1% |
24.6%±3.6Highest U.S.: 15.1% |
20.3%±2.5Lowest U.S.: 15.1% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #179 of 282 in MA | #77 of 120 in NH | #117 of 282 in MA | #98 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Epping School District | Stoneham | North Andover |
| High school in town | Northeast Metro Regional Vocational | Epping High School | Stoneham High | North Andover High |
| Students per teacherat that high school | 10.7 |
9.3Lowest |
10.7 |
13.3Highest |
| 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.