Sutton vs Webster
You are paying about $200k more for a 4BR in Sutton, and in exchange you get the stronger schools. That is the trade in plain terms: $200k for one tier of schooling.
Sutton is about 12 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: Webster works out roughly $2,900 a year cheaper on its own median 4BR.
Choose Sutton if you want the stronger schools of the two, or the commute matters most.
All Sutton numbers →Choose Webster if you want the lower price.
All Webster numbers →Side by side
The better of the two is highlighted on each row. Where a row is not highlighted, the two are close enough that calling a winner would be false precision.
| Sutton | Webster | |
|---|---|---|
| School tier | solid schoolsT3 | mixed schoolsT4 |
| MCAS percentile | 49th | 6th |
| Niche district rank | — | — |
| 4BR house | $650kT2 | $450kT1 |
| 2BR condo | $370k | $260k |
| Commute to Boston | 76 minT4 | 88 minT4 |
| MBTA rail | No MBTA rail | No MBTA rail |
| Tax rate | $13.00T3 | $12.50T3 |
| Est. tax bill on that 4BR | ≈$8,500 | ≈$5,600 |
| 3BR rent | $2,440/mo | $2,083/mo |
Prices are estimates calibrated to the Zillow Home Value Index and Redfin; tax rates are FY2026 residential rates and the bill applies that rate to the town’s own median 4BR estimate; commutes take the rail leg from the MBTA timetable and still model the drive; rents are HUD FY2026 Small Area Fair Market Rents. School tiers are editorial and shown next to the state’s own MCAS figures. Data last reviewed — see the methodology. This comparison never uses demographics as an input.
