Compare towns
Wakefield vs Reading vs Saugus
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Wakefield has grown the fastest since 2010 (+8.7%).
Reading has the highest household income ($166k).
Saugus has the most affordable homes ($603k median).
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 | Reading | Saugus |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 27,793 |
25,612Lowest |
28,773Highest |
| Growth since 20102010 → 2020 census | +8.7%Highest MA: +7.4% |
+3.1%Lowest MA: +7.4% |
+7.5% MA: +7.4% |
| Median age | 42.4±1.7Lowest 6% above MA |
43.7±2.3 9% above MA |
44.5±2.5Highest 11% above MA |
| Saugus and Reading 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% |
22.8%±2.2Highest MA: 19.4% |
15.2%±2Lowest MA: 19.4% |
| Reading 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% |
20.7%±2.3 MA: 17.9% |
22%±2.1Highest MA: 17.9% |
| Saugus and Reading 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% |
66.3%Highest MA: 47.3% |
31.4%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9 MA: 7.9% |
2.9%±0.7Lowest MA: 7.9% |
5.4%±1.1Highest MA: 7.9% |
| Saugus 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±$14k 29% above MA |
$165,912±$13kHighest 60% above MA |
$101,539±$3kLowest about the MA average |
| Home valuemedian, owner-occupied | $723,500±$24k 29% above MA |
$809,000±$22kHighest 44% above MA |
$603,400±$13kLowest 7% above MA |
| Rentmedian gross, monthly | $1,958±$102Lowest 11% above MA |
$1,991±$273 13% above MA |
$2,241±$201Highest 27% above MA |
| Saugus and Reading 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 |
$9,320Highest 56% above MA |
$6,049Lowest about the MA average |
| Renters paying 30%+of income on rent | 43.7%±7.9 MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
53%±9.2Highest MA: 51.8% |
| Saugus and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.9% MA: 10% |
3.2%Lowest MA: 10% |
6%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 70.7%Lowest MA: 62.5% |
82.4%Highest MA: 62.5% |
71.5% MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1960 4 yrs older than MA |
1962Highest 2 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 33 minHighest 14% above MA |
31 min 6% above MA |
30 minLowest about the MA average |
| Work from home | 24.6%±3.1 MA: 18.6% |
30.2%±4.1Highest MA: 18.6% |
14.3%±2.4Lowest MA: 18.6% |
| Reading and Wakefield 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 | #50 of 282 in MA | #194 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Reading | — |
| High school in town | Northeast Metro Regional Vocational | Reading Memorial High | — |
| Students per teacherat that high school | 10.7Lowest |
12.1Highest |
— |
| 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.