Compare towns
Wakefield vs Oakham 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).
Oakham has the most affordable homes ($420k median).
Stoneham has the shortest commute (28 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 | Oakham | Stoneham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 27,793Highest |
1,639Lowest |
23,355 |
| Growth since 20102010 → 2020 census | +8.7%Highest MA: +7.4% |
-2.7%Lowest MA: +7.4% |
+8.4% MA: +7.4% |
| Median age | 42.4±1.7 6% above MA |
49±2.3Highest 23% above MA |
42.2±2.2Lowest 6% above MA |
| Kids under 18 | 20%±2.2 MA: 19.4% |
18.2%±3.1Lowest 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% |
21.4%±2.3Highest MA: 17.9% |
20.4%±2.2 MA: 17.9% |
| Oakham 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%Highest MA: 47.3% |
40.3%Lowest MA: 47.3% |
55.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9 MA: 7.9% |
3.8%±2.1Lowest MA: 7.9% |
4.7%±1.4Highest MA: 7.9% |
| Stoneham 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±$14kHighest 29% above MA |
$102,000±$20kLowest about the MA average |
$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 |
$420,100±$20kLowest 25% below MA |
$671,900±$26k 20% above MA |
| Rentmedian gross, monthly | $1,958±$102 11% above MA |
$1,174±$81Lowest 33% 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 |
$4,103Lowest 32% below MA |
$6,523 9% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9Highest MA: 51.8% |
27.8%±69.1Lowest MA: 51.8% |
41.9%±8.2 MA: 51.8% |
| Wakefield and Stoneham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.9% MA: 10% |
4.4%Lowest MA: 10% |
5.4%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70.7%Lowest MA: 62.5% |
91.6%Highest MA: 62.5% |
71% MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1979Highest 15 yrs newer than MA |
1964 same as MA |
| Getting to work | |||
| Average commuteone way | 33 min 14% above MA |
39 minHighest 32% above MA |
28 minLowest 4% below MA |
| Work from home | 24.6%±3.1Highest MA: 18.6% |
9.6%±3.8Lowest MA: 18.6% |
24.6%±3.6Highest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #179 of 282 in MA | — | #117 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Quabbin | Stoneham |
| High school in town | Northeast Metro Regional Vocational | None in town | Stoneham High |
| Students per teacherat that high school | 10.7 |
— | 10.7 |
| 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.