Compare towns
Woburn vs Needham vs Reading vs Beverly
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Woburn has the shortest commute (25 min average).
Needham has the most expensive homes ($1189k median).
Reading has the oldest population (median age 43.7).
Beverly has the most affordable homes ($650k 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 | Woburn | Needham | Reading | Beverly |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 41,939 |
32,459 |
25,612Lowest |
42,665Highest |
| Growth since 20102010 → 2020 census | +7.2% MA: +7.4% |
+11.1%Highest MA: +7.4% |
+3.1%Lowest MA: +7.4% |
+8% MA: +7.4% |
| Median age | 39.3±1.6 about the MA average |
43.1±1.6 8% above MA |
43.7±2.3Highest 9% above MA |
39±1.8Lowest about the MA average |
| Reading and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 17.9%±1.7Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
22.8%±2.2 MA: 19.4% |
18.5%±1.8 MA: 19.4% |
| Age 65+ | 15.7%±1.5Lowest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
20.7%±2.3Highest MA: 17.9% |
19.4%±1.7 MA: 17.9% |
| Reading and Beverly are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 46.5%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
66.3% MA: 47.3% |
53.4% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.1%±1.1 MA: 7.9% |
5.4%±1.1 MA: 7.9% |
2.9%±0.7Lowest MA: 7.9% |
11.3%±0.8Highest MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $111,185±$9k 7% above MA |
$214,308±$13kHighest 106% above MA |
$165,912±$13k 60% above MA |
$106,044±$7kLowest about the MA average |
| Home valuemedian, owner-occupied | $673,500±$17k 20% above MA |
$1,188,500±$43kHighest 111% above MA |
$809,000±$22k 44% above MA |
$650,300±$13kLowest 16% above MA |
| Rentmedian gross, monthly | $2,221±$77 26% above MA |
$2,409±$183Highest 37% above MA |
$1,991±$273 13% above MA |
$1,771±$106Lowest about the MA average |
| Needham and Woburn are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $5,354Lowest 11% below MA |
$10,000+Highest at least 67% above MA |
$9,320 56% above MA |
$6,836 14% above MA |
| Renters paying 30%+of income on rent | 55.5%±7.5 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
27.8%±9.1Lowest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
| Needham and Woburn are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 7.9% MA: 10% |
3.7% MA: 10% |
3.2%Lowest MA: 10% |
9.4%Highest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 55.7%Lowest MA: 62.5% |
83.1%Highest MA: 62.5% |
82.4% MA: 62.5% |
60.1% MA: 62.5% |
| Typical home builtmedian year | 1968Highest 4 yrs newer than MA |
1965 1 yr newer than MA |
1960 4 yrs older than MA |
1956Lowest 8 yrs older than MA |
| Getting to work | ||||
| Average commuteone way | 25 minLowest 13% below MA |
28 min 5% below MA |
31 minHighest 6% above MA |
30 min 3% above MA |
| Work from home | 16%±2.6Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
30.2%±4.1 MA: 18.6% |
22.3%±2.4 MA: 18.6% |
| Needham and Reading 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 | #169 of 282 in MA | #19 of 282 in MA | #50 of 282 in MA | #144 of 282 in MA |
| School district | Woburn | Needham | Reading | Beverly |
| High school in town | Woburn High | Needham High | Reading Memorial High | Beverly High |
| Students per teacherat that high school | 11.2Lowest |
11.9 |
12.1 |
12.2Highest |
| On TownTapestry | ||||
| Old photos in History | 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.