Lynnfield vs Wakefield
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.
You are paying about $325k more for a 4BR in Lynnfield, and in exchange you get the stronger schools. That is the trade in plain terms: $325k for one tier of schooling.
Wakefield is about 5 minutes closer to downtown Boston at peak, and it has MBTA rail while Lynnfield does not. Over a decade of commuting that gap is worth more than most people price it at.
On tax, look past the rate: Wakefield works out roughly $3,500 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 you want the stronger schools of the two.
All Lynnfield numbers →Choose Wakefield if you want the lower price, or the commute matters most, or you want a train.
All Wakefield 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.
SchoolsLynnfield ahead on 5 of 10, 1 against
| Lynnfield | Wakefield | |
|---|---|---|
| School tier | strong schoolsT2 | solid schoolsT3 |
| MCAS achievement | 88th | 74th |
| Student growth | 50th | 52nd |
| Graduation rate | 97.9% | 95.5% |
| Niche district rank | 25th of 236 | 104th of 236 |
| SchoolDigger rank | 41st of 361 | 101st of 361 |
| State accountability | Substantial progress toward targets | Moderate progress toward targets |
| Spending per pupil | $20,466 | $20,743 |
| Schools in the district | 4 | 6 |
| Private schools within 12 mi | 30 | 53 |
What a home costsWakefield ahead on 6 of 8, 1 against
| Lynnfield | Wakefield | |
|---|---|---|
| 4BR house | $1.2MT3 | $875kT2 |
| 3BR townhouse | $870k | $675k |
| 2BR condo | $645k | $500k |
| 3BR home | $985k | $827k |
| 5+ BR home | $1.54M | $1.1M |
| 3BR rent | $3,523/mo | $3,510/mo |
| Income needed for the 4BR | $317k | $234k |
| 10-year price growth | 6.1% a year | 5.4% a year |
What you pay the townWakefield ahead on 1 of 4
| Lynnfield | Wakefield | |
|---|---|---|
| Tax rate | $11.46T2 | $11.74T2 |
| Est. tax bill on that 4BR | ≈$13,800 | ≈$10,300 |
| Town spending per resident | $5,598 | $4,259 |
| Share of budget on schools | 50% | 48% |
Getting to workWakefield ahead on 3 of 3
| Lynnfield | Wakefield | |
|---|---|---|
| Commute to Boston | 39 minT2 | 34 minT2 |
| MBTA rail | No MBTA rail | Commuter rail · ~22 min to terminal |
| Miles from downtown | 12 mi | 10 mi |
Before kindergartenWakefield ahead on 3 of 4
| Lynnfield | Wakefield | |
|---|---|---|
| Licensed child care programs | 6 | 22 |
| Child care places | 409 | 749 |
| Centers vs family programs | 5 centers | 11 centers |
| Infant places in centers | 86 | 194 |
What the place is likeDescribes the two, does not rank them
| Lynnfield | Wakefield | |
|---|---|---|
| Population | 13,000 | 27,090 |
| Energy | 4/10 | 7/10 |
| Compact center | 4/10 | 7/10 |
| Family amenities | 5/10 | 7/10 |
| Culture | 4/10 | 7/10 |
| Gathering places | 6/10 | 9/10 |
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.
