Compare towns
Wilbraham vs Mendon vs Sutton
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Wilbraham has the most affordable homes ($416k median).
Mendon has grown the fastest since 2010 (+6.7%).
Sutton has the most people working from home (22.7%).
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 | Wilbraham | Mendon | Sutton |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 14,572Highest |
6,325Lowest |
9,452 |
| Growth since 20102010 → 2020 census | +2.8%Lowest MA: +7.4% |
+6.7%Highest MA: +7.4% |
+4.4% MA: +7.4% |
| Median age | 44.3±2.7Highest 11% above MA |
44.1±4.4Lowest 10% above MA |
44.3±2.5Highest 11% above MA |
| Kids under 18 | 23.2%±3.7Highest MA: 19.4% |
22.8%±6.2 MA: 19.4% |
19.6%±3.3Lowest MA: 19.4% |
| Wilbraham and Mendon are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 23%±3.4Highest MA: 17.9% |
14.7%±3.4Lowest MA: 17.9% |
18.8%±3.2 MA: 17.9% |
| Wilbraham and Sutton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 51.9% MA: 47.3% |
46.9%Lowest MA: 47.3% |
52.8%Highest MA: 47.3% |
| Enrolled in collegeshare of residents | 5.2%±1.8 MA: 7.9% |
6.8%±2.5Highest MA: 7.9% |
3.9%±1.8Lowest MA: 7.9% |
| Mendon and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $122,051±$14kLowest 17% above MA |
$132,256±$33k 27% above MA |
$147,125±$25kHighest 42% above MA |
| Sutton and Mendon are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $416,000±$25kLowest 26% below MA |
$616,000±$37kHighest 10% above MA |
$523,100±$47k 7% below MA |
| Rentmedian gross, monthly | $1,175±$241Lowest 33% below MA |
$1,840±$196Highest 4% above MA |
$1,190±$401 32% below MA |
| Property taxmedian, yearly | $6,658Lowest 11% above MA |
$7,213Highest 20% above MA |
$6,763 13% above MA |
| Renters paying 30%+of income on rent | 53.1%±23.8 MA: 51.8% |
78.7%±26Highest MA: 51.8% |
47.5%±24.4Lowest MA: 51.8% |
| Mendon and Wilbraham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 4.6%Lowest MA: 10% |
7.1%Highest MA: 10% |
5.8% MA: 10% |
| Housing | |||
| Homeownersof occupied homes | 88.8% MA: 62.5% |
86.9%Lowest MA: 62.5% |
89.7%Highest MA: 62.5% |
| Typical home builtmedian year | 1966Lowest 2 yrs newer than MA |
1985Highest 21 yrs newer than MA |
1981 17 yrs newer than MA |
| Getting to work | |||
| Average commuteone way | 27 minLowest 9% below MA |
30 minHighest 4% above MA |
30 min about the MA average |
| Work from home | 12.9%±3.1Lowest MA: 18.6% |
15.1%±5.7 MA: 18.6% |
22.7%±4.1Highest MA: 18.6% |
| Sutton and Mendon 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 | #88 of 282 in MA | #210 of 282 in MA | #105 of 282 in MA |
| School district | Hampden-Wilbraham | Mendon-Upton | Sutton |
| High school in town | Minnechaug Regional High | None in town | Sutton High School |
| Students per teacherat that high school | 14.2Highest |
— | 12.6Lowest |
| 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.