Compare towns
Webster vs Needham vs Sutton
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 affordable homes ($362k median).
Needham has the most expensive homes ($1189k median).
Sutton has the most homeowners (89.7%).
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 | Needham | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 17,748 |
32,459Highest |
9,452Lowest |
| Growth since 20102010 → 2020 census | +6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+4.4%Lowest MA: +7.4% |
| Median age | 39.9±2.9Lowest about the MA average |
43.1±1.6 8% above MA |
44.3±2.5Highest 11% above MA |
| Sutton and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.6%±2.9Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
| Age 65+ | 19.6%±2.5Highest MA: 17.9% |
17.7%±1.7Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Webster and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 25.3%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
52.8% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.8%±1.6Highest MA: 7.9% |
5.4%±1.1 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Webster and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $72,895±$6kLowest 30% below MA |
$214,308±$13kHighest 106% above MA |
$147,125±$25k 42% above MA |
| Home valuemedian, owner-occupied | $361,500±$12kLowest 36% below MA |
$1,188,500±$43kHighest 111% above MA |
$523,100±$47k 7% below MA |
| Rentmedian gross, monthly | $1,228±$81 30% below MA |
$2,409±$183Highest 37% above MA |
$1,190±$401Lowest 32% below MA |
| Property taxmedian, yearly | $3,999Lowest 33% below MA |
$10,000+Highest at least 67% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 45.7%±6.7Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
| Needham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 12.7%Highest MA: 10% |
3.7%Lowest MA: 10% |
5.8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 59.8%Lowest MA: 62.5% |
83.1% MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1962Lowest 2 yrs older than MA |
1965 1 yr newer than MA |
1981Highest 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 31 minHighest 5% above MA |
28 minLowest 5% below MA |
30 min about the MA average |
| Work from home | 8%±2.5Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
| Schools | |||
| Public school scoresrank in state, math + reading | #271 of 282 in MA | #19 of 282 in MA | #105 of 282 in MA |
| School district | Webster | — | Sutton |
| High school in town | Bartlett High School | — | Sutton High School |
| Students per teacherat that high school | 11.6Lowest |
— | 12.6Highest |
| 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.