Compare towns
Walpole vs Upton vs Lancaster vs Reading
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%).
Upton has the oldest population (median age 46.4).
Lancaster has the most people working from home (33.6%).
Reading has the most expensive homes ($809k 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 | Walpole | Upton | Lancaster | Reading |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 26,388Highest |
8,189Lowest |
8,606 |
25,612 |
| Growth since 20102010 → 2020 census | +9.6%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+4.8% MA: +7.4% |
+3.1%Lowest MA: +7.4% |
| Median age | 40.9±1.2Lowest about the MA average |
46.4±4.8Highest 16% above MA |
43.1±4.9 8% above MA |
43.7±2.3 9% above MA |
| Upton and Reading 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% |
23.2%±4.5 MA: 19.4% |
19.2%±4Lowest MA: 19.4% |
22.8%±2.2 MA: 19.4% |
| Walpole and Upton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 16.9%±1.7Lowest MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
20.7%±2.3Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 67.4%Highest MA: 47.3% |
53.5% MA: 47.3% |
50.3%Lowest MA: 47.3% |
66.3% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.1%±1.1Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
2.9%±0.7 MA: 7.9% |
| Walpole and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $171,500±$16kHighest 65% above MA |
$155,508±$33k 50% above MA |
$134,833±$27kLowest 30% above MA |
$165,912±$13k 60% above MA |
| Walpole and Reading 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 |
$576,700±$41k about the MA average |
$519,100±$60kLowest 8% below MA |
$809,000±$22kHighest 44% above MA |
| Rentmedian gross, monthly | $2,205±$222 25% above MA |
$948±$599Lowest 46% below MA |
$2,338±$539Highest 33% above MA |
$1,991±$273 13% 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 |
$8,376 40% above MA |
$7,235Lowest 21% above MA |
$9,320Highest 56% above MA |
| Renters paying 30%+of income on rent | 37.8%±9.1 MA: 51.8% |
52.8%±31 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
| Lancaster and Upton 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% |
3.2% MA: 10% |
1.4%Lowest MA: 10% |
3.2% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.5% MA: 62.5% |
86.7%Highest MA: 62.5% |
85.1% MA: 62.5% |
82.4%Lowest MA: 62.5% |
| Typical home builtmedian year | 1977 13 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1971 7 yrs newer than MA |
1960Lowest 4 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 34 min 15% above MA |
35 minHighest 22% above MA |
32 min 9% above MA |
31 minLowest 6% above MA |
| Work from home | 28.2%±4.3 MA: 18.6% |
22.8%±5.3Lowest MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
30.2%±4.1 MA: 18.6% |
| Lancaster and Reading 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 | #46 of 282 in MA | #145 of 282 in MA | #50 of 282 in MA |
| School district | Norfolk County Agricultural · Walpole | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Nashoba | Reading |
| High school in town | Walpole High | Blackstone Valley | None in town | Reading Memorial High |
| Students per teacherat that high school | 11.3 |
11.2Lowest |
— | 12.1Highest |
| 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.