Compare towns
Wenham vs Needham vs Beverly
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Wenham has the youngest population (median age 29.3).
Needham has the most kids (27.5% under 18).
Beverly has the most renters (39.9% rent).
Wenham is a college town. 27.8% of residents are enrolled in college, which pulls its median age, poverty rate and renter figures away from what a year-round family would see.
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 | Wenham | Needham | Beverly |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 4,929Lowest |
32,459 |
42,665Highest |
| Growth since 20102010 → 2020 census | +2.1%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+8% MA: +7.4% |
| Median age | 29.3±9.3Lowest 27% below MA |
43.1±1.6Highest 8% above MA |
39±1.8 about the MA average |
| Kids under 18 | 18.9%±3.3 MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
18.5%±1.8Lowest MA: 19.4% |
| Age 65+ | 14.6%±3Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
19.4%±1.7Highest MA: 17.9% |
| Beverly and Needham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 70.8% MA: 47.3% |
81.9%Highest MA: 47.3% |
53.4%Lowest MA: 47.3% |
| Enrolled in collegeshare of residents | 27.8%±1.5Highest MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
11.3%±0.8 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $194,781±$33k 87% above MA |
$214,308±$13kHighest 106% above MA |
$106,044±$7kLowest about the MA average |
| Needham and Wenham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $885,400±$48k 58% above MA |
$1,188,500±$43kHighest 111% above MA |
$650,300±$13kLowest 16% above MA |
| Rentmedian gross, monthly | — | $2,409±$183Highest 37% above MA |
$1,771±$106Lowest about the MA average |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
$6,836Lowest 14% above MA |
| Renters paying 30%+of income on rent | 43.3%±20.8Lowest MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
| Needham and Beverly are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 3.7%Lowest MA: 10% |
3.7%Lowest MA: 10% |
9.4%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.7%Highest MA: 62.5% |
83.1% MA: 62.5% |
60.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1961 3 yrs older than MA |
1965Highest 1 yr newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
28 min 5% below MA |
30 minHighest 3% above MA |
| Work from home | 29.4%±5.6 MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
22.3%±2.4Lowest MA: 18.6% |
| Needham and Wenham 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 | #74 of 282 in MA | #19 of 282 in MA | #144 of 282 in MA |
| School district | Hamilton-Wenham | Needham | Beverly |
| High school in town | None in town | Needham High | Beverly High |
| Students per teacherat that high school | — | 11.9Lowest |
12.2Highest |
| 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.