Compare towns
Wakefield vs Needham vs Sutton vs Lynnfield
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 most renters (29.3% rent).
Needham has the most expensive homes ($1189k median).
Sutton has the most affordable homes ($523k median).
Lynnfield has grown the fastest since 2010 (+12.1%).
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 | Needham | Sutton | Lynnfield |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 27,793 |
32,459Highest |
9,452Lowest |
13,064 |
| Growth since 20102010 → 2020 census | +8.7% MA: +7.4% |
+11.1% MA: +7.4% |
+4.4%Lowest MA: +7.4% |
+12.1%Highest MA: +7.4% |
| Median age | 42.4±1.7 6% above MA |
43.1±1.6 8% above MA |
44.3±2.5Highest 11% above MA |
41.4±2.1Lowest 4% above MA |
| Sutton and Needham 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% |
27.5%±2.2 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
28%±4.2Highest MA: 19.4% |
| Lynnfield and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19%±1.9Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
17.9%±2.4 MA: 17.9% |
| Wakefield and Sutton 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% |
81.9%Highest MA: 47.3% |
52.8%Lowest MA: 47.3% |
62.7% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9 MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
3.9%±1.8 MA: 7.9% |
3.2%±1.1Lowest MA: 7.9% |
| Needham and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $134,306±$14kLowest 29% above MA |
$214,308±$13kHighest 106% above MA |
$147,125±$25k 42% above MA |
$175,265±$23k 69% above MA |
| Home valuemedian, owner-occupied | $723,500±$24k 29% above MA |
$1,188,500±$43kHighest 111% above MA |
$523,100±$47kLowest 7% below MA |
$917,600±$31k 63% above MA |
| Rentmedian gross, monthly | $1,958±$102 11% above MA |
$2,409±$183 37% above MA |
$1,190±$401Lowest 32% below MA |
$2,676±$219Highest 52% above MA |
| Lynnfield and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $7,779 30% above MA |
$10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9Lowest MA: 51.8% |
55.9%±8.5 MA: 51.8% |
47.5%±24.4 MA: 51.8% |
69.2%±21.9Highest MA: 51.8% |
| Lynnfield and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 4.9% MA: 10% |
3.7%Lowest MA: 10% |
5.8% MA: 10% |
6%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 70.7%Lowest MA: 62.5% |
83.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
87.3% MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1965 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
1964 same as MA |
| Getting to work | ||||
| Average commuteone way | 33 minHighest 14% above MA |
28 minLowest 5% below MA |
30 min about the MA average |
32 min 10% above MA |
| Work from home | 24.6%±3.1 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
22.7%±4.1Lowest MA: 18.6% |
27.4%±4.7 MA: 18.6% |
| Needham 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 | #19 of 282 in MA | #105 of 282 in MA | #27 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Needham | Sutton | Lynnfield |
| High school in town | Northeast Metro Regional Vocational | Needham High | Sutton High School | Lynnfield High |
| Students per teacherat that high school | 10.7Lowest |
11.9 |
12.6Highest |
12.0 |
| 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.