Compare towns
Wakefield vs Epping vs Wakefield vs Saugus
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).
Saugus has the shortest commute (30 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 | Epping | Wakefield | Saugus |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 27,793 |
7,430Lowest |
27,793 |
28,773Highest |
| Growth since 20102010 → 2020 census | +8.7% U.S.: +7.4% |
+11.1%Highest U.S.: +7.4% |
+8.7% U.S.: +7.4% |
+7.5%Lowest U.S.: +7.4% |
| Median age | 42.4±1.7Lowest 9% above U.S. |
45.1±3.5Highest 16% above U.S. |
42.4±1.7Lowest 9% above U.S. |
44.5±2.5 14% above U.S. |
| Epping and Saugus are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 20%±2.2Highest U.S.: 22% |
18.7%±4.8 U.S.: 22% |
20%±2.2Highest U.S.: 22% |
15.2%±2Lowest U.S.: 22% |
| Age 65+ | 19%±1.9Lowest U.S.: 17.2% |
22.6%±5.2Highest U.S.: 17.2% |
19%±1.9Lowest U.S.: 17.2% |
22%±2.1 U.S.: 17.2% |
| Epping and Saugus 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 U.S.: 35.7% |
37% U.S.: 35.7% |
59.7%Highest U.S.: 35.7% |
31.4%Lowest 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% |
4.4%±0.9Lowest U.S.: 6.4% |
5.4%±1.1Highest U.S.: 6.4% |
| Saugus and Epping 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 66% above U.S. |
$104,220±$7k 29% above U.S. |
$134,306±$14kHighest 66% above U.S. |
$101,539±$3kLowest 26% above U.S. |
| Home valuemedian, owner-occupied | $723,500±$24kHighest 117% above U.S. |
$436,900±$35kLowest 31% above U.S. |
$723,500±$24kHighest 117% above U.S. |
$603,400±$13k 81% above U.S. |
| Rentmedian gross, monthly | $1,958±$102 39% above U.S. |
$1,742±$576Lowest 23% above U.S. |
$1,958±$102 39% above U.S. |
$2,241±$201Highest 59% above U.S. |
| Saugus and Wakefield 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. |
$7,779Highest 149% above U.S. |
$6,049Lowest 94% above U.S. |
| Renters paying 30%+of income on rent | 43.7%±7.9Lowest U.S.: 51.1% |
67.8%±25.9Highest U.S.: 51.1% |
43.7%±7.9Lowest U.S.: 51.1% |
53%±9.2 U.S.: 51.1% |
| Epping and Saugus 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% |
4.9% U.S.: 12.5% |
6%Highest U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 70.7%Lowest U.S.: 65.2% |
86.3%Highest U.S.: 65.2% |
70.7%Lowest U.S.: 65.2% |
71.5% U.S.: 65.2% |
| Typical home builtmedian year | 1956Lowest 24 yrs older than U.S. |
1989Highest 9 yrs newer than U.S. |
1956Lowest 24 yrs older than U.S. |
1962 18 yrs older than U.S. |
| Getting to work | ||||
| Average commuteone way | 33 minHighest 26% above U.S. |
32 min 22% above U.S. |
33 minHighest 26% above U.S. |
30 minLowest 12% above U.S. |
| Work from home | 24.6%±3.1Highest U.S.: 15.1% |
24%±6.9 U.S.: 15.1% |
24.6%±3.1Highest U.S.: 15.1% |
14.3%±2.4Lowest U.S.: 15.1% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #179 of 282 in MA | #77 of 120 in NH | #179 of 282 in MA | #194 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Epping School District | — | — |
| High school in town | Northeast Metro Regional Vocational | Epping High School | — | — |
| Students per teacherat that high school | 10.7Highest |
9.3Lowest |
— | — |
| 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.