Lynnfield vs North Reading
marks the Massachusetts median on each scale. The better of the two is picked out where the gap is big enough to call; where neither is, they are level.
North Reading is the unusual case: it has both the stronger schools and the lower price, by about $250k on a 4BR. Unless the commute or the feel of the place decides it for you, North Reading is the straightforward pick.
Lynnfield is about 5 minutes closer to downtown Boston at peak. Over a decade of commuting that gap is worth more than most people price it at.
On tax, look past the rate: North Reading works out roughly $1,400 a year cheaper on its own median 4BR — despite having the higher rate of the two, because the bill follows the house.
Choose Lynnfield if the commute matters most.
All Lynnfield numbers →Choose North Reading if you want the stronger schools of the two, or you want the lower price.
All North Reading numbers →Side by side
Some rows have no better. Town character describes a place rather than ranking it, and per-pupil spending tracks need rather than results, so neither is picked out.
SchoolsNorth Reading ahead on 3 of 10, 2 against
| Lynnfield | North Reading | |
|---|---|---|
| School tier | strong schoolsT2 | strong schoolsT2 |
| MCAS achievement | 88th | 94th |
| Student growth | 50th | 56th |
| Graduation rate | 97.9% | 97.6% |
| Niche district rank | 25th of 236 | 27th of 236 |
| SchoolDigger rank | 41st of 361 | 30th of 361 |
| State accountability | Substantial progress toward targets | Meeting or exceeding targets |
| Spending per pupil | $20,466 | $21,737 |
| Schools in the district | 4 | 4 |
| Private schools within 12 mi | 30 | 16 |
What a home costsNorth Reading ahead on 4 of 6, 1 against
| Lynnfield | North Reading | |
|---|---|---|
| 4BR house | $1.2MT3 | $950kT3 |
| 3BR townhouse | $870k | $730k |
| 2BR condo | $645k | $540k |
| 3BR rent | $3,523/mo | $3,720/mo |
| Income needed for the 4BR | $317k | $258k |
| 10-year price growth | 6.1% a year | 5% a year |
What you pay the townEven, 1 each of 4
| Lynnfield | North Reading | |
|---|---|---|
| Tax rate | $11.46T2 | $13.02T3 |
| Est. tax bill on that 4BR | ≈$13,800 | ≈$12,400 |
| Town spending per resident | $5,598 | $5,407 |
| Share of budget on schools | 50% | 48% |
Getting to workLynnfield ahead on 2 of 3
| Lynnfield | North Reading | |
|---|---|---|
| Commute to Boston | 39 minT2 | 44 minT2 |
| MBTA rail | No MBTA rail | No MBTA rail |
| Miles from downtown | 12 mi | 15 mi |
Before kindergartenNorth Reading ahead on 3 of 4
| Lynnfield | North Reading | |
|---|---|---|
| Licensed child care programs | 6 | 17 |
| Child care places | 409 | 848 |
| Centers vs family programs | 5 centers | 9 centers |
| Infant places in centers | 86 | 137 |
What the place is likeDescribes the two, does not rank them
| Lynnfield | North Reading | |
|---|---|---|
| Population | 13,000 | 15,554 |
| Energy | 4/10 | 6/10 |
| Compact center | 4/10 | 6/10 |
| Family amenities | 5/10 | 6/10 |
| Culture | 4/10 | 6/10 |
| Gathering places | 6/10 | 7/10 |
The tax bill is each town’s own rate on its own median 4BR, so a lower rate does not always mean a lower bill. School tiers are editorial, shown beside the state’s own MCAS figures rather than derived from them.
Prices calibrated to Zillow ZHVI and Redfin · FY2026 residential tax rates · rail leg from the MBTA timetable, drive modeled · rents are HUD FY2027 Small Area FMRs · reviewed · methodology. Never uses demographics as an input.
