Compare towns
Wakefield vs Upton vs Stoneham vs North Andover
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 oldest housing (typical home built 1956).
Upton has the most homeowners (86.7%).
Stoneham has the shortest commute (28 min average).
North Andover has the youngest population (median age 39.6).
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 | Upton | Stoneham | North Andover |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 27,793 |
8,189Lowest |
23,355 |
31,490Highest |
| Growth since 20102010 → 2020 census | +8.7% MA: +7.4% |
+6.1%Lowest MA: +7.4% |
+8.4% MA: +7.4% |
+9%Highest MA: +7.4% |
| Median age | 42.4±1.7 6% above MA |
46.4±4.8Highest 16% above MA |
42.2±2.2 6% above MA |
39.6±2Lowest about the MA average |
| Upton and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 20%±2.2Lowest MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
20.8%±2.5 MA: 19.4% |
21.2%±2.1 MA: 19.4% |
| Upton and North Andover are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19%±1.9 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
20.4%±2.2 MA: 17.9% |
17%±1.9Lowest MA: 17.9% |
| Upton 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% MA: 47.3% |
53.5%Lowest MA: 47.3% |
55.9% MA: 47.3% |
61.1%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±0.9 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
4.7%±1.4 MA: 7.9% |
11%±2.4Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $134,306±$14k 29% above MA |
$155,508±$33kHighest 50% above MA |
$113,964±$10kLowest 10% above MA |
$140,670±$9k 35% above MA |
| Upton and North Andover are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $723,500±$24k 29% above MA |
$576,700±$41kLowest about the MA average |
$671,900±$26k 20% above MA |
$732,900±$37kHighest 30% above MA |
| North Andover and Wakefield are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,958±$102 11% above MA |
$948±$599Lowest 46% below MA |
$2,035±$142 15% above MA |
$2,223±$223Highest 26% above MA |
| North Andover and Stoneham 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 |
$8,376Highest 40% above MA |
$6,523Lowest 9% above MA |
$7,767 30% above MA |
| Renters paying 30%+of income on rent | 43.7%±7.9 MA: 51.8% |
52.8%±31 MA: 51.8% |
41.9%±8.2Lowest MA: 51.8% |
53%±9Highest MA: 51.8% |
| North Andover and Upton 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% |
5.4% MA: 10% |
9.4%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 70.7% MA: 62.5% |
86.7%Highest MA: 62.5% |
71% MA: 62.5% |
69.8%Lowest MA: 62.5% |
| Typical home builtmedian year | 1956Lowest 8 yrs older than MA |
1981Highest 17 yrs newer than MA |
1964 same as MA |
1979 15 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 33 min 14% above MA |
35 minHighest 22% above MA |
28 minLowest 4% below MA |
32 min 9% above MA |
| Work from home | 24.6%±3.1Highest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
24.6%±3.6Highest MA: 18.6% |
20.3%±2.5Lowest MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #179 of 282 in MA | #46 of 282 in MA | #117 of 282 in MA | #98 of 282 in MA |
| School district | Northeast Metropolitan Regional Vocational Technical · Wakefield | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Stoneham | North Andover |
| High school in town | Northeast Metro Regional Vocational | Blackstone Valley | Stoneham High | North Andover High |
| Students per teacherat that high school | 10.7Lowest |
11.2 |
10.7Lowest |
13.3Highest |
| 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.