Compare towns
Wakefield vs Lee 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).
Lee has the most affordable homes ($353k median).
Stoneham has the most kids (20.8% 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 | Lee | Stoneham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 27,793Highest |
5,719Lowest |
23,355 |
| Growth since 20102010 → 2020 census | +8.7%Highest MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+8.4% MA: +7.4% |
| Median age | 42.4±1.7 6% above MA |
55.2±5.8Highest 38% above MA |
42.2±2.2Lowest 6% above MA |
| Kids under 18 | 20%±2.2 MA: 19.4% |
12.6%±5Lowest 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% |
33.4%±6.1Highest MA: 17.9% |
20.4%±2.2 MA: 17.9% |
| Bachelor’s degree+adults 25+ | 59.7%Highest MA: 47.3% |
44.1%Lowest MA: 47.3% |
55.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9Lowest MA: 7.9% |
5%±2.1Highest MA: 7.9% |
4.7%±1.4 MA: 7.9% |
| Lee 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 |
$83,750±$13kLowest 19% below MA |
$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 |
$352,700±$19kLowest 37% below MA |
$671,900±$26k 20% above MA |
| Rentmedian gross, monthly | $1,958±$102 11% above MA |
$1,375±$212Lowest 22% below MA |
$2,035±$142Highest 15% above MA |
| Stoneham and Wakefield 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 |
$3,980Lowest 34% below MA |
$6,523 9% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9 MA: 51.8% |
57.3%±21.2Highest MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
| Lee 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% |
7.2%Highest MA: 10% |
5.4% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70.7%Lowest MA: 62.5% |
71.1%Highest MA: 62.5% |
71% MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1959 5 yrs older than MA |
1964Highest same as MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
18 minLowest 38% below MA |
28 min 4% below MA |
| Work from home | 24.6%±3.1Highest MA: 18.6% |
16.4%±7.8Lowest MA: 18.6% |
24.6%±3.6Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #179 of 282 in MA | #209 of 282 in MA | #117 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Lee | Stoneham |
| High school in town | Northeast Metro Regional Vocational | Lee Middle/High School | Stoneham High |
| Students per teacherat that high school | 10.7Highest |
9.2Lowest |
10.7Highest |
| 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.