Compare towns
Wellesley vs Douglas vs Needham
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Wellesley has the most expensive homes ($1583k median).
Douglas has the most affordable homes ($471k median).
Needham has grown the fastest since 2010 (+11.1%).
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 | Wellesley | Douglas | Needham |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 30,347 |
9,207Lowest |
32,459Highest |
| Growth since 20102010 → 2020 census | +5.6%Lowest MA: +7.4% |
+6% MA: +7.4% |
+11.1%Highest MA: +7.4% |
| Median age | 37.1±2.2Lowest 7% below MA |
44±2.6Highest 10% above MA |
43.1±1.6 8% above MA |
| Douglas and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 24.1%±2 MA: 19.4% |
21.2%±3.8Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
| Needham and Wellesley are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 15.5%±1.3 MA: 17.9% |
15.4%±3.1Lowest MA: 17.9% |
17.7%±1.7Highest MA: 17.9% |
| Needham and Wellesley are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 89%Highest MA: 47.3% |
41.7%Lowest MA: 47.3% |
81.9% MA: 47.3% |
| Enrolled in collegeshare of residents | 18.3%±0.7Highest MA: 7.9% |
5.4%±2.3Lowest MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $250,001Highest 140% above MA |
$152,267±$10kLowest 46% above MA |
$214,308±$13k 106% above MA |
| Home valuemedian, owner-occupied | $1,582,700±$49kHighest 182% above MA |
$470,600±$29kLowest 16% below MA |
$1,188,500±$43k 111% above MA |
| Rentmedian gross, monthly | $2,886±$360Highest 64% above MA |
$1,503±$697Lowest 15% below MA |
$2,409±$183 37% above MA |
| Wellesley and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,338Lowest 6% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 44.1%±8.2 MA: 51.8% |
33.9%±17.4Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
| Needham and Wellesley are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4% MA: 10% |
4.8%Highest MA: 10% |
3.7%Lowest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 84.4%Highest MA: 62.5% |
83.8% MA: 62.5% |
83.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1955Lowest 9 yrs older than MA |
1986Highest 22 yrs newer than MA |
1965 1 yr newer than MA |
| Getting to work | |||
| Average commuteone way | 27 minLowest 7% below MA |
34 minHighest 16% above MA |
28 min 5% below MA |
| Work from home | 32%±2.9 MA: 18.6% |
20.9%±4.9Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
| Needham and Wellesley 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 | #6 of 282 in MA | #177 of 282 in MA | #19 of 282 in MA |
| School district | — | Douglas | Needham |
| High school in town | — | Douglas High School | Needham High |
| Students per teacherat that high school | — | 7.2Lowest |
11.9Highest |
| 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.