Compare towns
Ware vs Lancaster vs Dudley
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Ware has the most affordable homes ($290k median).
Lancaster has the most people working from home (33.6%).
Dudley has the most kids (20.6% under 18).
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 | Ware | Lancaster | Dudley |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 10,048 |
8,606Lowest |
11,929Highest |
| Growth since 20102010 → 2020 census | +2%Lowest MA: +7.4% |
+4.8%Highest MA: +7.4% |
+4.7% MA: +7.4% |
| Median age | 43.1±4.7Highest 8% above MA |
43.1±4.9Highest 8% above MA |
40.2±2.4Lowest about the MA average |
| Kids under 18 | 19.1%±3.5Lowest MA: 19.4% |
19.2%±4 MA: 19.4% |
20.6%±3.3Highest MA: 19.4% |
| Dudley and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 20.6%±3.4Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
16.9%±3Lowest MA: 17.9% |
| Ware and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 24%Lowest MA: 47.3% |
50.3%Highest MA: 47.3% |
24.1% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±2.2 MA: 7.9% |
3%±1.8Lowest MA: 7.9% |
13.1%±2Highest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $67,475±$15kLowest 35% below MA |
$134,833±$27kHighest 30% above MA |
$84,604±$12k 19% below MA |
| Home valuemedian, owner-occupied | $289,700±$28kLowest 48% below MA |
$519,100±$60kHighest 8% below MA |
$392,600±$19k 30% below MA |
| Rentmedian gross, monthly | $1,043±$109Lowest 41% below MA |
$2,338±$539Highest 33% above MA |
$1,217±$182 31% below MA |
| Property taxmedian, yearly | $4,237 29% below MA |
$7,235Highest 21% above MA |
$3,691Lowest 38% below MA |
| Renters paying 30%+of income on rent | 64.3%±16.2 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
47.4%±4.1Lowest MA: 51.8% |
| Lancaster and Ware are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 11.8%Highest MA: 10% |
1.4%Lowest MA: 10% |
6.4% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 72.3%Lowest MA: 62.5% |
85.1%Highest MA: 62.5% |
73.1% MA: 62.5% |
| Typical home builtmedian year | 1960Lowest 4 yrs older than MA |
1971Highest 7 yrs newer than MA |
1967 3 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 28 min about the MA average |
32 minHighest 9% above MA |
27 minLowest 6% below MA |
| Work from home | 12.3%±3.8 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
9.1%±2.5Lowest MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #267 of 282 in MA | #145 of 282 in MA | #142 of 282 in MA |
| School district | Ware | Nashoba | Dudley-Charlton Reg |
| High school in town | Ware Junior/Senior High School | None in town | Shepherd Hill Regional High |
| Students per teacherat that high school | 11.1Lowest |
— | 14.3Highest |
| 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.