Compare towns
Webster vs Ware vs Sutton vs North Adams
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Webster has grown the fastest since 2010 (+6.9%).
Sutton has the highest household income ($147k).
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 | Ware | Sutton | North Adams |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 12,228 |
10,048 |
9,452Lowest |
12,606Highest |
| Growth since 20102010 → 2020 census | +6.9%Highest MA: +7.4% |
+2% MA: +7.4% |
+4.4% MA: +7.4% |
-5.4%Lowest MA: +7.4% |
| Median age | 37.2±2.1Lowest 7% below MA |
43.1±4.7 8% above MA |
44.3±2.5Highest 11% above MA |
44.1±3.5 10% above MA |
| Sutton 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 MA: 19.4% |
19.1%±3.5 MA: 19.4% |
19.6%±3.3 MA: 19.4% |
15.7%±2.9Lowest MA: 19.4% |
| Webster and Sutton 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% |
20.6%±3.4 MA: 17.9% |
18.8%±3.2 MA: 17.9% |
21.6%±2.6Highest MA: 17.9% |
| North Adams and Ware 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% |
24% MA: 47.3% |
52.8%Highest MA: 47.3% |
28.4% MA: 47.3% |
| Enrolled in collegeshare of residents | 6%±1.8 MA: 7.9% |
4.4%±2.2 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
9.8%±2Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $63,837±$8k 39% below MA |
$67,475±$15k 35% below MA |
$147,125±$25kHighest 42% above MA |
$47,500±$7kLowest 54% below MA |
| Home valuemedian, owner-occupied | $333,100±$14k 41% below MA |
$289,700±$28k 48% below MA |
$523,100±$47kHighest 7% below MA |
$195,900±$14kLowest 65% below MA |
| Rentmedian gross, monthly | $1,198±$85Highest 32% below MA |
$1,043±$109 41% below MA |
$1,190±$401 32% below MA |
$793±$113Lowest 55% below MA |
| Webster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $3,234 46% below MA |
$4,237 29% below MA |
$6,763Highest 13% above MA |
$3,078Lowest 49% below MA |
| Renters paying 30%+of income on rent | 46.1%±7.4Lowest MA: 51.8% |
64.3%±16.2Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
63.7%±11 MA: 51.8% |
| Ware and North Adams are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 16% MA: 10% |
11.8% MA: 10% |
5.8%Lowest MA: 10% |
18.6%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 45.5%Lowest MA: 62.5% |
72.3% MA: 62.5% |
89.7%Highest MA: 62.5% |
51% MA: 62.5% |
| Typical home builtmedian year | 1954 10 yrs older than MA |
1960 4 yrs older than MA |
1981Highest 17 yrs newer than MA |
1938Lowest 26 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 28 min 5% below MA |
28 min about the MA average |
30 minHighest about the MA average |
17 minLowest 40% below MA |
| Work from home | 7.1%±2.9Lowest MA: 18.6% |
12.3%±3.8 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
9.2%±3.5 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #271 of 282 in MA | #267 of 282 in MA | #105 of 282 in MA | #268 of 282 in MA |
| School district | — | Ware | Sutton | North Adams · Northern Berkshire Regional Vocational Technical |
| High school in town | — | Ware Junior/Senior High School | Sutton High School | Charles McCann Vocational Technical |
| Students per teacherat that high school | — | 11.1 |
12.6Highest |
10.6Lowest |
| 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.