Compare towns
Webster vs Lancaster vs North Adams
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Webster has grown the fastest since 2010 (+6.9%).
Lancaster has the most homeowners (75.1%).
North Adams has the shortest commute (17 min average).
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 | Webster | Lancaster | North Adams |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 12,228 |
3,216Lowest |
12,606Highest |
| Growth since 20102010 → 2020 census | +6.9%Highest U.S.: +7.4% |
-8.2%Lowest U.S.: +7.4% |
-5.4% U.S.: +7.4% |
| Median age | 37.2±2.1Lowest 4% below U.S. |
45.5±6.9Highest 17% above U.S. |
44.1±3.5 13% above U.S. |
| Lancaster and North Adams are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 21.8%±3.6Highest U.S.: 22% |
20.9%±6.1 U.S.: 22% |
15.7%±2.9Lowest U.S.: 22% |
| Webster and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 15.7%±2.5Lowest U.S.: 17.2% |
28.4%±5.8Highest U.S.: 17.2% |
21.6%±2.6 U.S.: 17.2% |
| Lancaster and North Adams are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 18.8%Lowest U.S.: 35.7% |
30.1%Highest U.S.: 35.7% |
28.4% U.S.: 35.7% |
| Enrolled in collegeshare of residents | 6%±1.8 U.S.: 6.4% |
2.9%±2.2Lowest U.S.: 6.4% |
9.8%±2Highest U.S.: 6.4% |
| Cost of living | |||
| Household incomemedian | $63,837±$8k 21% below U.S. |
$68,911±$23kHighest 15% below U.S. |
$47,500±$7kLowest 41% below U.S. |
| Lancaster and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $333,100±$14kHighest about the U.S. average |
$215,700±$24k 35% below U.S. |
$195,900±$14kLowest 41% below U.S. |
| Rentmedian gross, monthly | $1,198±$85Highest 15% below U.S. |
$1,019±$263 28% below U.S. |
$793±$113Lowest 44% below U.S. |
| Webster and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $3,234 4% above U.S. |
$4,226Highest 35% above U.S. |
$3,078Lowest about the U.S. average |
| Renters paying 30%+of income on rent | 46.1%±7.4 U.S.: 51.1% |
36.1%±17Lowest U.S.: 51.1% |
63.7%±11Highest U.S.: 51.1% |
| North Adams and Webster are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 16%Lowest U.S.: 12.5% |
16.7% U.S.: 12.5% |
18.6%Highest U.S.: 12.5% |
| Housing | |||
| Homeownersof occupied homes | 45.5%Lowest U.S.: 65.2% |
75.1%Highest U.S.: 65.2% |
51% U.S.: 65.2% |
| Typical home builtmedian year | 1954Highest 26 yrs older than U.S. |
1942 38 yrs older than U.S. |
1938Lowest 42 yrs older than U.S. |
| Getting to work | |||
| Average commuteone way | 28 minHighest 4% above U.S. |
23 min 13% below U.S. |
17 minLowest 34% below U.S. |
| Work from home | 7.1%±2.9Lowest U.S.: 15.1% |
11.5%±6.3Highest U.S.: 15.1% |
9.2%±3.5 U.S.: 15.1% |
| Lancaster and North Adams 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 | #271 of 282 in MA | #107 of 120 in NH | #268 of 282 in MA |
| School district | — | White Mountains Regional School District | North Adams · Northern Berkshire Regional Vocational Technical |
| High school in town | — | None in town | Charles McCann Vocational Technical |
| Students per teacherat that high school | — | — | 10.6 |
| On TownTapestry | |||
| Old photos in History | None yet | None yet | None yet |
U.S. 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.