Compare towns
Ware vs Lee vs Belchertown 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).
Lee has the shortest commute (18 min average).
Belchertown has the highest household income ($108k).
Dudley has the youngest population (median age 40.2).
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 | Lee | Belchertown | Dudley |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 10,048 |
5,719Lowest |
15,393Highest |
11,929 |
| Growth since 20102010 → 2020 census | +2% MA: +7.4% |
-2.6%Lowest MA: +7.4% |
+4.8%Highest MA: +7.4% |
+4.7% MA: +7.4% |
| Median age | 43.1±4.7 8% above MA |
55.2±5.8Highest 38% above MA |
43.9±1.6 10% above MA |
40.2±2.4Lowest about the MA average |
| Kids under 18 | 19.1%±3.5 MA: 19.4% |
12.6%±5Lowest MA: 19.4% |
19.5%±2.9 MA: 19.4% |
20.6%±3.3Highest MA: 19.4% |
| Dudley and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 20.6%±3.4 MA: 17.9% |
33.4%±6.1Highest MA: 17.9% |
21%±2.4 MA: 17.9% |
16.9%±3Lowest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 24%Lowest MA: 47.3% |
44.1% MA: 47.3% |
47.3%Highest MA: 47.3% |
24.1% MA: 47.3% |
| Enrolled in collegeshare of residents | 4.4%±2.2Lowest MA: 7.9% |
5%±2.1 MA: 7.9% |
6.7%±1.8 MA: 7.9% |
13.1%±2Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $67,475±$15kLowest 35% below MA |
$83,750±$13k 19% below MA |
$108,068±$15kHighest 4% above MA |
$84,604±$12k 19% below MA |
| Belchertown and Dudley are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $289,700±$28kLowest 48% below MA |
$352,700±$19k 37% below MA |
$371,300±$12k 34% below MA |
$392,600±$19kHighest 30% below MA |
| Dudley and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,043±$109Lowest 41% below MA |
$1,375±$212Highest 22% below MA |
$1,292±$230 27% below MA |
$1,217±$182 31% below MA |
| Lee and Belchertown are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $4,237 29% below MA |
$3,980 34% below MA |
$5,810Highest 3% below MA |
$3,691Lowest 38% below MA |
| Renters paying 30%+of income on rent | 64.3%±16.2Highest MA: 51.8% |
57.3%±21.2 MA: 51.8% |
57.4%±21.8 MA: 51.8% |
47.4%±4.1Lowest MA: 51.8% |
| Ware and Belchertown 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% |
7.2% MA: 10% |
8.5% MA: 10% |
6.4%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 72.3% MA: 62.5% |
71.1%Lowest MA: 62.5% |
87.1%Highest MA: 62.5% |
73.1% MA: 62.5% |
| Typical home builtmedian year | 1960 4 yrs older than MA |
1959Lowest 5 yrs older than MA |
1984Highest 20 yrs newer than MA |
1967 3 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 28 min about the MA average |
18 minLowest 38% below MA |
29 minHighest about the MA average |
27 min 6% below MA |
| Work from home | 12.3%±3.8 MA: 18.6% |
16.4%±7.8Highest MA: 18.6% |
14%±3.3 MA: 18.6% |
9.1%±2.5Lowest MA: 18.6% |
| Lee and Belchertown 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 | #267 of 282 in MA | #209 of 282 in MA | #168 of 282 in MA | #142 of 282 in MA |
| School district | Ware | Lee | Belchertown | Dudley-Charlton Reg |
| High school in town | Ware Junior/Senior High School | Lee Middle/High School | Belchertown High | Shepherd Hill Regional High |
| Students per teacherat that high school | 11.1 |
9.2Lowest |
11.9 |
14.3Highest |
| On TownTapestry | ||||
| Old photos in History | None yet | 20 photos → | 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.