Compare towns
Wenham vs Sutton 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 most expensive homes ($885k median).
Sutton has the most affordable homes ($523k median).
Beverly has grown the fastest since 2010 (+8%).
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 | Sutton | Beverly |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 4,929Lowest |
9,452 |
42,665Highest |
| Growth since 20102010 → 2020 census | +2.1%Lowest MA: +7.4% |
+4.4% MA: +7.4% |
+8%Highest MA: +7.4% |
| Median age | 29.3±9.3Lowest 27% below MA |
44.3±2.5Highest 11% above MA |
39±1.8 about the MA average |
| Kids under 18 | 18.9%±3.3 MA: 19.4% |
19.6%±3.3Highest MA: 19.4% |
18.5%±1.8Lowest MA: 19.4% |
| Sutton and Wenham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 14.6%±3Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
19.4%±1.7Highest MA: 17.9% |
| Beverly and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 70.8%Highest MA: 47.3% |
52.8%Lowest MA: 47.3% |
53.4% MA: 47.3% |
| Enrolled in collegeshare of residents | 27.8%±1.5Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
11.3%±0.8 MA: 7.9% |
| Cost of living | |||
| Household incomemedian | $194,781±$33kHighest 87% above MA |
$147,125±$25k 42% above MA |
$106,044±$7kLowest about the MA average |
| Wenham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $885,400±$48kHighest 58% above MA |
$523,100±$47kLowest 7% below MA |
$650,300±$13k 16% above MA |
| Rentmedian gross, monthly | — | $1,190±$401Lowest 32% below MA |
$1,771±$106Highest about the MA average |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,763Lowest 13% above MA |
$6,836 14% above MA |
| Renters paying 30%+of income on rent | 43.3%±20.8Lowest MA: 51.8% |
47.5%±24.4 MA: 51.8% |
55.5%±7.2Highest MA: 51.8% |
| Beverly and Sutton 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% |
5.8% MA: 10% |
9.4%Highest MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 85.7% MA: 62.5% |
89.7%Highest MA: 62.5% |
60.1%Lowest MA: 62.5% |
| Typical home builtmedian year | 1961 3 yrs older than MA |
1981Highest 17 yrs newer than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | |||
| Average commuteone way | 28 minLowest 5% below MA |
30 min about the MA average |
30 minHighest 3% above MA |
| Work from home | 29.4%±5.6Highest MA: 18.6% |
22.7%±4.1 MA: 18.6% |
22.3%±2.4Lowest MA: 18.6% |
| Wenham and Sutton 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 | #105 of 282 in MA | #144 of 282 in MA |
| School district | Hamilton-Wenham | Sutton | Beverly |
| High school in town | None in town | Sutton High School | Beverly High |
| Students per teacherat that high school | — | 12.6Highest |
12.2Lowest |
| 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.