Compare towns
Webster vs Upton vs Lancaster vs Gardner
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Webster has the most renters (54.5% rent).
Upton has the highest household income ($156k).
Lancaster has the most people working from home (33.6%).
Gardner has the most affordable homes ($302k 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 | Webster | Upton | Lancaster | Gardner |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 12,228 |
8,189Lowest |
8,606 |
21,148Highest |
| Growth since 20102010 → 2020 census | +6.9%Highest MA: +7.4% |
+6.1% MA: +7.4% |
+4.8%Lowest MA: +7.4% |
+5.2% MA: +7.4% |
| Median age | 37.2±2.1Lowest 7% below MA |
46.4±4.8Highest 16% above MA |
43.1±4.9 8% above MA |
43.7±2.3 9% above MA |
| Upton and Gardner are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 21.8%±3.6 MA: 19.4% |
23.2%±4.5Highest MA: 19.4% |
19.2%±4 MA: 19.4% |
18.3%±2.3Lowest MA: 19.4% |
| Upton and Webster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 15.7%±2.5Lowest MA: 17.9% |
20.7%±4.9Highest MA: 17.9% |
19.9%±4.2 MA: 17.9% |
19.6%±2.2 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+ | 18.8%Lowest MA: 47.3% |
53.5%Highest MA: 47.3% |
50.3% MA: 47.3% |
23.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 6%±1.8Highest MA: 7.9% |
2.4%±1.3Lowest MA: 7.9% |
3%±1.8 MA: 7.9% |
4.6%±1.3 MA: 7.9% |
| Webster and Gardner are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $63,837±$8kLowest 39% below MA |
$155,508±$33kHighest 50% above MA |
$134,833±$27k 30% above MA |
$67,518±$8k 35% below MA |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $333,100±$14k 41% below MA |
$576,700±$41kHighest about the MA average |
$519,100±$60k 8% below MA |
$301,600±$20kLowest 46% below MA |
| Upton and Lancaster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,198±$85 32% below MA |
$948±$599Lowest 46% below MA |
$2,338±$539Highest 33% above MA |
$1,109±$51 37% below MA |
| Property taxmedian, yearly | $3,234Lowest 46% below MA |
$8,376Highest 40% above MA |
$7,235 21% above MA |
$4,150 31% below MA |
| Renters paying 30%+of income on rent | 46.1%±7.4Lowest MA: 51.8% |
52.8%±31 MA: 51.8% |
68.3%±36.7Highest MA: 51.8% |
49.7%±8.6 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 | 16%Highest MA: 10% |
3.2% MA: 10% |
1.4%Lowest MA: 10% |
13.7% MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 45.5%Lowest MA: 62.5% |
86.7%Highest MA: 62.5% |
85.1% MA: 62.5% |
58.9% MA: 62.5% |
| Typical home builtmedian year | 1954Lowest 10 yrs older than MA |
1981Highest 17 yrs newer than MA |
1971 7 yrs newer than MA |
1954Lowest 10 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 28 minLowest 5% below MA |
35 minHighest 22% above MA |
32 min 9% above MA |
31 min 5% above MA |
| Work from home | 7.1%±2.9Lowest MA: 18.6% |
22.8%±5.3 MA: 18.6% |
33.6%±9.1Highest MA: 18.6% |
13.3%±3.6 MA: 18.6% |
| Lancaster and Upton 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 | #46 of 282 in MA | #145 of 282 in MA | #273 of 282 in MA |
| School district | — | Blackstone Valley Regional Vocational Technical · Mendon-Upton | Nashoba | Gardner |
| High school in town | — | Blackstone Valley | None in town | Gardner High |
| Students per teacherat that high school | — | 11.2Lowest |
— | 13.5Highest |
| 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.