Compare towns
Walpole vs Lancaster vs Upton vs Norfolk
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Walpole has grown the fastest since 2010 (+9.6%).
Lancaster has the most affordable homes ($519k median).
Upton has the oldest population (median age 46.4).
Norfolk has the highest household income ($201k).
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 | Walpole | Lancaster | Upton | Norfolk |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 26,388Highest |
8,606 |
8,189Lowest |
11,673 |
| Growth since 20102010 → 2020 census | +9.6%Highest MA: +7.4% |
+4.8% MA: +7.4% |
+6.1% MA: +7.4% |
+3.9%Lowest MA: +7.4% |
| Median age | 40.9±1.2Lowest about the MA average |
43.1±4.9 8% above MA |
46.4±4.8Highest 16% above MA |
41.6±1.3 4% above MA |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 25.1%±2.4Highest MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
23.2%±4.5 MA: 19.4% |
24.4%±3.8 MA: 19.4% |
| Walpole and Norfolk are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 16.9%±1.7 MA: 17.9% |
19.9%±4.2 MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
13.8%±2Lowest MA: 17.9% |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 67.4%Highest MA: 47.3% |
50.3%Lowest MA: 47.3% |
53.5% MA: 47.3% |
61.6% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.1%±1.1Highest MA: 7.9% |
3%±1.8 MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3.2%±1.2 MA: 7.9% |
| Walpole and Norfolk are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $171,500±$16k 65% above MA |
$134,833±$27kLowest 30% above MA |
$155,508±$33k 50% above MA |
$200,720±$22kHighest 93% above MA |
| Norfolk and Walpole are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $687,100±$20k 22% above MA |
$519,100±$60kLowest 8% below MA |
$576,700±$41k about the MA average |
$725,200±$34kHighest 29% above MA |
| Norfolk and Walpole are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $2,205±$222 25% above MA |
$2,338±$539Highest 33% above MA |
$948±$599Lowest 46% below MA |
$2,019±$598 15% above MA |
| Lancaster and Walpole are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $8,523 42% above MA |
$7,235Lowest 21% above MA |
$8,376 40% above MA |
$9,651Highest 61% above MA |
| Renters paying 30%+of income on rent | 37.8%±9.1Lowest MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
52.8%±31 MA: 51.8% |
57.1%±16 MA: 51.8% |
| Lancaster and Norfolk are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 3.6%Highest MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
2.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.5%Lowest MA: 62.5% |
85.1% MA: 62.5% |
86.7% MA: 62.5% |
94.9%Highest MA: 62.5% |
| Typical home builtmedian year | 1977 13 yrs newer than MA |
1971Lowest 7 yrs newer than MA |
1981 17 yrs newer than MA |
1984Highest 20 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 34 min 15% above MA |
32 minLowest 9% above MA |
35 min 22% above MA |
36 minHighest 24% above MA |
| Work from home | 28.2%±4.3 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
22.8%±5.3Lowest MA: 18.6% |
32.6%±5.1 MA: 18.6% |
| Lancaster and Norfolk 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 | #107 of 282 in MA | #145 of 282 in MA | #46 of 282 in MA | #123 of 282 in MA |
| School district | Norfolk County Agricultural · Walpole | Nashoba | Blackstone Valley Regional Vocational Technical · Mendon-Upton | King Philip · Millis |
| High school in town | Walpole High | None in town | Blackstone Valley | None in town |
| Students per teacherat that high school | 11.3Highest |
— | 11.2Lowest |
— |
| 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.