Compare towns
Webster vs Pepperell vs Sutton 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 grown the fastest since 2010 (+6%).
Pepperell has the most kids (20.1% under 18).
Sutton has the most people working from home (22.7%).
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 | Pepperell | Sutton | Gardner |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 17,748 |
11,663 |
9,452Lowest |
21,148Highest |
| Growth since 20102010 → 2020 census | +6%Highest MA: +7.4% |
+0.9%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
+5.2% MA: +7.4% |
| Median age | 39.9±2.9Lowest about the MA average |
42.4±3.3 6% above MA |
44.3±2.5Highest 11% above MA |
43.7±2.3 9% above MA |
| Sutton and Gardner are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 19.6%±2.9 MA: 19.4% |
20.1%±3.3Highest MA: 19.4% |
19.6%±3.3 MA: 19.4% |
18.3%±2.3Lowest MA: 19.4% |
| Pepperell and Webster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 19.6%±2.5Highest MA: 17.9% |
18.2%±2.3Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19.6%±2.2Highest MA: 17.9% |
| Bachelor’s degree+adults 25+ | 25.3% MA: 47.3% |
43.8% MA: 47.3% |
52.8%Highest MA: 47.3% |
23.8%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.8%±1.6Highest MA: 7.9% |
5.7%±2.3 MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
4.6%±1.3 MA: 7.9% |
| Webster and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $72,895±$6k 30% below MA |
$124,073±$12k 19% above MA |
$147,125±$25kHighest 42% above MA |
$67,518±$8kLowest 35% below MA |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $361,500±$12k 36% below MA |
$482,100±$14k 14% below MA |
$523,100±$47kHighest 7% below MA |
$301,600±$20kLowest 46% below MA |
| Sutton and Pepperell are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,228±$81 30% below MA |
$1,295±$238Highest 27% below MA |
$1,190±$401 32% below MA |
$1,109±$51Lowest 37% below MA |
| Pepperell and Webster are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $3,999Lowest 33% below MA |
$6,698 12% above MA |
$6,763Highest 13% above MA |
$4,150 31% below MA |
| Renters paying 30%+of income on rent | 45.7%±6.7 MA: 51.8% |
45.1%±16.1Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
49.7%±8.6Highest MA: 51.8% |
| Gardner and Sutton are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 12.7% MA: 10% |
8% MA: 10% |
5.8%Lowest MA: 10% |
13.7%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 59.8% MA: 62.5% |
84.3% MA: 62.5% |
89.7%Highest MA: 62.5% |
58.9%Lowest MA: 62.5% |
| Typical home builtmedian year | 1962 2 yrs older than MA |
1981Highest 17 yrs newer than MA |
1981Highest 17 yrs newer than MA |
1954Lowest 10 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 31 min 5% above MA |
34 minHighest 16% above MA |
30 minLowest about the MA average |
31 min 5% above MA |
| Work from home | 8%±2.5Lowest MA: 18.6% |
18.1%±2.7 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
13.3%±3.6 MA: 18.6% |
| Sutton and Pepperell 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 | #153 of 282 in MA | #105 of 282 in MA | #273 of 282 in MA |
| School district | Webster | North Middlesex | Sutton | Gardner |
| High school in town | Bartlett High School | None in town | Sutton High School | Gardner High |
| Students per teacherat that high school | 11.6Lowest |
— | 12.6 |
13.5Highest |
| On TownTapestry | ||||
| Old photos in Our Story | 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.