Statewide explorer · 348 municipalities · ACS 2020 to 2024

Cost, place, and opportunity
across Massachusetts.

Census data for every Massachusetts municipality show that the cost of housing varies widely from place to place, and that housing cost is closely related to the income and racial composition of who lives there. The relationship with race is most evident for Black and Latino residents; it differs for other groups, with Asian residents, for instance, well represented in many higher-cost towns. The explorer presents these public figures and links to the research that interprets them. It does not assign causes.

348
municipalities
with full data
19.7%
statewide Black and Latino
share (pop-weighted)
48 / 50
priciest towns below the
19.7% state share
2 / 37
towns over $900K above the
19.7% share (Nantucket, Provincetown)

A note on framing. This is a descriptive analysis of public data, organized around housing cost and income, with race shown as one dimension that moves with them. It documents where communities sit and how they differ in health and school outcomes; it does not measure why. Reasonable observers read these patterns differently: some emphasize exclusionary zoning and a historical racial wealth gap, others emphasize income, individual choice, and market demand, and recent regional research finds racial segregation easing even as income segregation grows. Where causes are named here, they are attributed to the cited research, not asserted as fact. The analysis describes systems and outcomes, not the intentions or character of any community or group.

01 · The shape of the sort

Every municipality, by home value and racial composition.

Each dot is one municipality. The horizontal axis shows median home value; the vertical axis shows the Black and Latino share of residents. Across all towns the straight-line correlation between the two is near zero (about minus 0.07), so home value alone is a weak predictor of racial composition. The distribution is uneven by quadrant: few municipalities are both high-cost and high in Black and Latino share, while lower-cost municipalities span a wide range. Hover for detail, or select a dot to load a full profile.

Why a single dot can mislead

As a single municipality, Boston registers as one moderate point: approximately 39 percent Black and Latino at a median home value near $730,000. That average conceals a great deal. Disaggregated by ZIP code, the same city ranges from roughly 3 percent Black and Latino in the North End and 13 percent in Back Bay, where median home values approach or exceed $1.5 million, to about 75 percent in Roxbury and 89 percent in Mattapan, at close to half the price. The toggle on the chart below disaggregates Boston accordingly. Any municipal-level figure, in Boston and elsewhere, can obscure this kind of internal division.

X-axis
Show
Vertical axis
Find
Higher-cost, lower-diversity Higher-diversity community Other Boston ZIP code circle size = population
Vertical line: the median municipality's home value ($503,800), the midpoint across all 348 towns with each counted once. Horizontal line: the statewide population-weighted Black and Latino share (19.7%). Click any dot, or use Find, to load its full profile below.

Higher-cost municipalities tend to have lower Black and Latino shares. How much of that relationship reflects race versus income is debated, since the two are closely linked: the same higher-cost towns include sizable Asian populations, and regional studies report racial segregation easing while income segregation rises. Lower Black and Latino shares also occur in lower-cost areas, notably in much of western Massachusetts, which is largely white and lower-income. The pattern is most concentrated in the higher-cost municipalities west and south of Boston.

Why each group is reported separately

The pattern above is specific to Black and Latino residents and does not hold for residents of color as a whole. Asian residents are well represented in many of the highest-cost suburbs. Lexington, for example, is about 5 percent Black and Latino but 33 percent Asian, and 44 percent residents of color overall, among the higher shares in the state. Use the vertical-axis control on the chart to see this directly: switching to the Asian or all-residents-of-color view moves several high-cost suburbs to the top, where the Black and Latino view leaves them at the bottom. For that reason this analysis reports each group on its own terms rather than collapsing them into one figure. Folding Asian residents in with white residents would erase them from the calculus; folding them into a single people-of-color total would obscure a real and substantial difference in how housing cost relates to each group.

02 · Explore any municipality

Look up your town, a Boston neighborhood, or the one next door.

Search any of 348 Massachusetts cities and towns, or a Boston neighborhood by name. Each profile shows the racial breakdown, real health outcomes (CDC PLACES), who owns versus rents, and the income it takes to buy or rent there, set against what households actually earn.

03 · Two views

Higher-cost suburbs and mid-size cities, side by side.

Higher-cost suburbs and a set of mid-size cities differ markedly in both housing cost and racial composition. Many of the latter are designated Gateway Cities by MassINC. Select any community to load its profile above.

Higher-cost communities

High-cost municipalities (home value above $750K), ordered from least to most diverse. Rank 1 is the least racially diverse.

Where diversity concentrates

Communities ordered by Black and Latino population share, highest first. Rank 1 is the most diverse. Many are MassINC Gateway Cities.

Each bar shows full demographic composition: White Latino Black Asian Two or more / other
04 · Why it matters

A housing map is also a health and education map.

Housing cost is associated with a range of community outcomes. Municipalities that differ in cost and racial composition also differ, on average, in school resources, public investment, and life expectancy. The diagram below presents the cumulative cycle as housing researchers describe it; this explorer documents the cross-sectional differences, not the longitudinal mechanism.

START
Housing wealth and where you can live
FUNDS
Local property tax base and family resources
SCHOOLS
Spending above the state floor, plus stability
OUTCOMES
Educational opportunity and attainment
LIFE
Adult income, wealth, and health
↻ and the cycle repeats: adult outcomes shape where the next generation can afford to live
Education: the floor is equal, the ceiling is not

Massachusetts is not a pure property tax state. Since the 1993 Education Reform Act, the Chapter 70 formula sets a "foundation budget" (the minimum the state considers adequate), measures how much each town can contribute from its own property wealth and income, and sends state aid to cover the gap. That genuinely equalizes the floor: lower wealth cities like Lynn or Springfield receive far more state aid per pupil than Newton does.

Chapter 70 sets a floor, not a ceiling. Higher-wealth towns raise more than the minimum from their property base and spend above the foundation amount on items such as smaller classes, enrichment, facilities, and support staff. One documented example:

Newton state aid vs Lynnabout $7,300 less per pupil
Newton total spending vs Lynnabout $3,200 more per pupil
Newton home value (tax base)$1.20M
Lynn home value (tax base)$472K

The state closes the gap at the bottom; local property wealth opens a new one at the top. And money is only one input: family wealth, housing stability, and the racial wealth gap shape outcomes well beyond the school budget.

Health: two miles, twenty-three years
23 years

A 2023 Boston Public Health Commission report found a 23 year life expectancy gap between a census tract in Back Bay (91.6 years) and one near Nubian Square in Roxbury (68.8 years), about two miles apart (BPHC, Health of Boston). Subsequent commission data show the gap between Boston's Black residents and other groups has continued to widen. Measured health outcomes follow the same pattern:

Fair or poor health: Newton10.8%
Fair or poor health: Lawrence29.2%
Uninsured adults: Newton vs Lawrence2.6% vs 18.7%
By Boston ZIP, fair or poor healthBeacon Hill 11% to Roxbury 28%

Health figures are CDC PLACES model-based estimates. Public health research associates outcomes like these with social determinants of health, including housing, income, education, and food access; the Boston Foundation's Greater Boston Housing Report Card discusses how housing policy, historically including redlining, relates to these conditions. This explorer documents the association with income and place, not the causal pathway.

The income gradient · health

Health outcomes are strongly correlated with income.

The horizontal axis is median household income; the vertical axis is the selected health measure. Where the housing map showed almost no linear relationship with race (a correlation near minus 0.07), this relationship is pronounced. Switch the measure, and enter a community to locate it on the chart and view its population by age cohort.

Find
Health measure

A note on age and health data. The CDC and the Boston Public Health Commission report adult health (ages 18 and older); youth, working-age, and elder health outcomes are not published at a comparable municipal level. Life expectancy at birth summarizes the full life course in one figure and is the most complete available indicator; it is drawn from CDC and National Center for Health Statistics small-area estimates (2010 to 2015), aggregated from census tracts to municipalities and population-weighted. The Boston neighborhood values shown when the city is exploded use the same tract estimates aggregated to ZIP codes; a few small downtown ZIPs lack a stable estimate and are omitted. These ZIP averages are still smoother than the sharpest tract-to-tract gaps reported by the Boston Public Health Commission, such as the 23 year Back Bay to Roxbury difference noted above. The age cohorts shown for each community are from the Census (ACS 2020 to 2024); "young adults" uses the 18 to 24 bracket, the closest standard Census age band to the 18 to 25 range.

The income gradient · schools

The same gradient runs through school performance.

District performance on the state's standardized tests against median household income. Switch the grade band between the elementary and middle grades and the high school years, and enter a district to locate it.

Find
Grade band

Standardized-test proficiency is the share of students meeting or exceeding expectations on the state assessments (MCAS), via the U.S. Department of Education's EDFacts collection (2018, the most recent clean pre-pandemic year). Results are reported at the school-district level, so Boston appears as a single point and most small towns are represented by their regional district. The high school band reflects the grade 9 to 12 assessment.

The other Massachusetts: Gateway Cities

MassINC gives these communities a name and a definition: 26 mid-size former mill cities (Lawrence, Brockton, Springfield, Holyoke, Lynn, and others) with income and educational attainment below the state average. They hold roughly a quarter of the state's population but a larger share of its poverty (MassINC). Research documents differences across several systems:

  • Learning. Researchers at Harvard's Center for Education Policy Research and Stanford found that pandemic learning loss was substantially deeper in higher-poverty districts, widening already-large achievement gaps (Harvard CEPR).
  • Facilities. A 2025 MassINC and Worcester Regional Research Bureau report found that Boston and the Gateway Cities have 32 percent of the state's schools but received under 19 percent of major school-building grants over the prior decade, and were reimbursed at roughly 60 percent against a statutory 80 percent (Fixing the Foundation).
  • Care. Maternity care access is narrowing in lower-income communities: community hospitals serving such areas are the most exposed to labor-and-delivery closures, as in the 2023 closure of Leominster's maternity unit, prompting a new state maternal health task force in 2024 (CommonWealth Beacon).
Adoption is not execution

The clearest statewide test is the 2021 MBTA Communities Act, which requires the 177 cities and towns served by transit to zone for multifamily housing as of right (meaning allowed automatically where the rules are met, without a special permit or discretionary town approval) near stations. By the end of 2025, about 165 of the 177 communities, roughly 93 percent, had come into compliance. That is real movement, and it took years of pressure and litigation. But the law changes what is allowed, not what is built: it creates zoning capacity and removes special-permit hurdles, while requiring no developer to break ground. A January 2026 Boston Foundation assessment found the effect so far to be real but modest, with the rezonings linked to roughly 7,000 new homes across 34 communities, a small fraction of the capacity the zoning changes opened up.

Two gaps separate a vote from a home. First, some higher-cost communities met the letter of the law with modest districts placed away from their established single-family areas, so the zoning map can change without the neighborhoods changing. Second, twelve communities missed the deadline and have not adopted compliant zoning; in January 2026 the Attorney General moved toward enforcement, and several towns lost state grant funding. Supporters of those towns cite local control and infrastructure concerns, while the state cites the statute. The point here is not to single out any town: it is that adopting a zoning change and producing housing are different things, so the more telling measure over time is how many homes are actually built, and where.

These differences can be self-reinforcing: research describes a cycle in which fewer school resources and poorer health outcomes are associated with lower adult income, which in turn relates to where the next generation can afford to live. This explorer shows the cross-sectional differences; it does not measure the cycle directly.

Further reading and sources

Data sources, all public: U.S. Census Bureau ACS 2020 to 2024, the most recent 5-year release (race, income, home value, rent, tenure, age); four reclassified municipalities (Amesbury, Easthampton, Methuen, Watertown) retain 2019 to 2023 values · CDC PLACES 2025 release (adult health) · U.S. Department of Education EDFacts via the Urban Institute Education Data Portal (district standardized-test proficiency, grades 3 to 8, 2018) · CDC and NCHS small-area life expectancy estimates, USALEEP (2010 to 2015) · Mass. DESE and MassBudget (Chapter 70). Mortgage rate from Freddie Mac and Bankrate, May 2026.

05 · How to read the data

What the empty corner does and doesn't prove.

The straight-line correlation between price and Black and Latino share is near zero (r is about minus 0.07). The relationship is not linear: lower-cost towns vary widely in racial composition, while higher-cost towns are consistently lower in Black and Latino share. The triangular shape means home value sets an effective upper bound on that share at the top of the market rather than predicting it throughout. Researchers attribute that upper bound to housing-cost and zoning barriers; this is their interpretation, not a measurement made here.

Stated precisely: the pattern is most concentrated in the higher-cost Greater Boston suburban ring (Weston, Wellesley, Newton, Lexington, Needham, Dover), where high home values, alongside single-family zoning, coincide with lower Black and Latino shares, while cities such as Lawrence, Chelsea, Springfield, Holyoke, Lynn, and Brockton have larger Black and Latino populations. Whether the relevant factor is best understood as race or as income is contested: because the two are closely linked, these data cannot separate them. Several of those higher-cost suburbs are racially diverse once Asian residents are counted, which is why the relationship is more accurately described as cost-linked than as racial.

What the western Massachusetts data show. The western part of the state is not simply a gap in the data; it is a second, distinct pattern worth describing rather than setting aside. Much of Franklin, Hampshire, and Berkshire county, and rural Worcester County, is both largely white and lower-income. Low diversity there does not coincide with high housing costs; homes are comparatively inexpensive, so a cost barrier is not a plausible explanation. The likelier factors, as regional economic research describes them, are different: long-running post-industrial and rural economic decline, distance from the immigration gateways and job centers that draw newer residents, an older population, and limited in-migration. Hampden County is a useful contrast, holding the diverse, lower-income cities of Springfield, Holyoke, and Chicopee. The west thus contains both lower-income white towns and lower-income diverse cities, but in neither case does the cost-exclusion pattern of the eastern suburbs appear to apply. Treating the two as the same phenomenon would conflate distinct dynamics.

Why each group is measured separately. The headline measure is the Black and Latino share, because that is the group for which housing cost and diversity move together. Asian residents are reported as their own dimension on the housing chart, not folded into the white majority and not merged into a single people-of-color total. Doing either would obscure the picture: several of the highest-cost suburbs have large Asian populations (Lexington is 33 percent Asian), so an all-residents-of-color measure does not show the same gradient. Reporting the groups separately is what makes the difference visible, and keeps AANHPI residents present in the analysis rather than erased by aggregation.

A note on scope: this describes systems and outcomes, not people, and it documents patterns rather than proving their causes. The disparities shown are real in the data; the explanations for them, including the high cost of housing, restrictive zoning, and the racial wealth gap that earlier policy such as redlining helped produce, come from the external research cited here, not from this tool, which contains no lending, wealth, or zoning-history data. Many residents of lower-diversity communities support integration and inclusive housing. A useful forward test is not whether a town adopts inclusive zoning, but whether homes are actually built, and where (see Why It Matters).

Source: U.S. Census Bureau, American Community Survey 2020 to 2024 5-Year Estimates, released January 2026 (table-based summary file: B03002 race and ethnicity, B19013 median household income, B25077 median home value, B25064 median gross rent, B25003 tenure, B01001 age). Four municipalities reclassified after the 2020 Census (Amesbury, Easthampton, Methuen, Watertown) retain 2019 to 2023 values and are noted as such. Geography: county subdivisions (Massachusetts municipalities). 348 municipalities with population ≥ 200 and reported home value retained. Income values are top-coded by the Census at $250,001. Figures are 5-year averages and carry margins of error; verify specific values at data.census.gov before publication. Health outcomes are CDC PLACES model-based estimates for adults 18 and older; life expectancy is from CDC and NCHS small-area estimates (2010 to 2015) aggregated to municipalities; school proficiency is from federal EDFacts (2018). The demographic and economic layers reflect the newest available 5-year ACS (2020 to 2024). The life-expectancy and school layers are older because no more recent comparable municipal dataset has been published; they should be read as structural context rather than current-year measurement. This document is a research instrument intended to inform further analysis.

06 · The income a household actually needs

The real cost of living is higher than the sticker price, and debt widens the gap.

A salary that sounds adequate often is not. The figure most people picture as "enough" tends to cover rent and little else, leaving out the full basket of necessities, food, healthcare, transportation, childcare, and taxes, that a household actually pays. The MIT Living Wage Calculator estimates that full basket. In Massachusetts, by its February 2026 figures, a single adult with no children needs about $63,610 in pre-tax income to meet basic needs, and a two-working-adult household with two children needs roughly $164,780, the highest such figure in the nation. These are bare-adequacy budgets: they include no savings, no emergencies, and no debt.

Debt is the part the standard figures leave out. It does not, and should not, determine what an employer pays. But it directly shapes whether a paycheck moves a household toward stability or simply services what it already owes. Massachusetts carries some of the country's heaviest student debt: about 921,000 residents owe a combined $32.6 billion in federal loans, and the state's median monthly student-loan payment, near $241, is among the highest in the United States. Add typical auto and credit-card payments, and the income a household needs to actually get ahead rises well above the living-wage baseline. The calculator below makes that visible.

The single-earner penalty

Single adults are often treated as the lowest-risk household, and therefore the least urgent to track. The cost data suggest the opposite in one important respect: a single person carries the entire fixed cost of a household, rent, utilities, a car, insurance, alone, with no second earner to share it against. The MIT figures show this directly. A single adult in Massachusetts needs about $63,610 before taxes; in a two-working-adult household, each adult needs only about $40,830 for the equivalent setup, because the fixed costs split between them. The same life is markedly more expensive per person when borne alone.

A single parent faces the steepest version of this: one income carrying both the undivided household costs and the full price of childcare. A Massachusetts single parent with two children needs roughly $159,000 before taxes by the MIT basket, close to what a two-earner family of four needs, but with only one paycheck to reach it.

Public support rarely closes this gap. The framework most often used to describe it is ALICE (Asset Limited, Income Constrained, Employed), households that earn above the federal poverty line but below the local cost of basics. Nationally, about 42 percent of households fall below the ALICE threshold, and roughly 29 percent are ALICE specifically. By definition, these workers earn too much to qualify for most need-based aid (the 2024 federal poverty line is about $15,060 for one person), yet not enough to afford the essentials where they live. A single earner just over a threshold can lose eligibility for food, health, or housing assistance while still falling well short of the living wage, a dynamic commonly called the benefits cliff.

Interactive: what do you actually need?

Build a household and add its debts.

Household type (MIT living wage, MA)
Monthly student-loan payment MA median is about $241; the average balance near $35,000 implies roughly $400 on a standard 10-year plan.
Monthly car payment
Monthly credit-card / other debt
Your current pre-tax salary
Income needed for stability (pre-tax)

The living-wage basket is the MIT Living Wage Calculator for Massachusetts (statewide, February 2026): food, childcare, medical, housing, transportation, civic, internet, other, and taxes. Debt payments are entered by you and added on top, then grossed up by an assumed 25 percent average tax-and-payroll rate to express the figure in pre-tax salary terms. This is an illustration for a statewide household, not a town-specific calculation, and debt amounts vary widely by person. It is intended to show direction and scale, not to price any individual's situation.

Sources: MIT Living Wage Calculator, Massachusetts (Dr. Amy K. Glasmeier and MIT; data updated February 15, 2026; pre-tax required-income figures used by household type). Student debt: Education Data Initiative and WalletHub (2025), about 921,000 Massachusetts borrowers, $32.6 billion in federal balances, median monthly payment near $241; federal undergraduate rate 6.39 percent for 2025-26. Financial-hardship framework: United For ALICE (national figures, 2022 to 2023). Cross-reference: Economic Policy Institute Family Budget Calculator. Debt does not factor into the MIT living-wage basket; it is added here as a user-supplied overlay to illustrate its effect on required income.

How this connects to other research

The gap between a survival wage and a living wage is a central theme of recent Massachusetts research, and the pattern shown here is consistent with it. The Greater Boston Chamber of Commerce's 2026 Young Residents Survey found that housing costs, alongside the availability of quality jobs and concerns about safety, are the primary factors shaping younger residents' decisions to stay in or leave the state, part of a broader outmigration pattern concentrated among working-age adults.

MassINC's Massachusetts Middle Class Status Report (2026) frames the question much as this section does: it estimates the income required to meet the costs of participating in contemporary economic life, housing, healthcare, childcare, transportation, food, education, and taxes, rather than the income required merely to survive. Notably, MassINC's earlier work documented that single-earner households found it increasingly difficult to reach middle-class status at exactly the time more households were headed by a single individual, the same single-earner pressure described above. Together this body of work points to one throughline: a widening distance between what it costs to get by in Massachusetts and what it costs to build a stable life here.

Survival is one bar. A middle-class life is a much higher one.

The MIT figures above measure survival, the minimum to cover necessities. MassINC measures something more demanding: what it costs to actually achieve and sustain a middle-class standard of living, including the things survival budgets omit, retirement savings, an emergency cushion, higher education, student-loan repayment, and modest leisure. By that fuller standard, the bar in Massachusetts is high and rising.

$82K-$91K
Minimum income a single adult needs for a middle-class life, ages 26 to 54, statewide (Greater Boston runs higher)MassINC, Component 1 (2026)
$142K-$213K
Income a household with two young children needs, depending on earnersMassINC, Component 1 (2026)
~$46K
Annual cost of full-time childcare for two young children in MassachusettsMassINC, Component 1 (2026)
+40%
Rise in the single-adult middle-class budget from 2020 to 2024, 18 points above inflationMassINC, Component 1 (2026)

Massachusetts is one of the three most expensive states in the country, with California and Hawaii, to sustain a middle-class life across every household type MassINC models. Since 2020, healthcare costs have risen about 151 percent over two decades, housing about 115 percent, higher education about 93 percent, and childcare about 72 percent, all far faster than the 61 percent rise in overall consumer prices. The "good income" that signaled comfort a generation ago increasingly does not reach the middle-class threshold for younger families.

Cost growth by category over two decades vs overall inflation
Healthcare+151%Housing & related+115%Higher education+93%Childcare+72%Overall prices (CPI)+61%Clothing+6%
The essentials of a middle-class life have risen far faster than overall prices. Source: MassINC Component 1 (2026).
Survival income vs middle-class income, Massachusetts
Single adult, survival (MIT)$63,610Single adult, middle class (MassINC)$82K-$91KFamily of 4, survival (MIT)$164,780Family of 4, middle class (MassINC)up to $220K
Survival budget (MIT, minimum necessities)Middle-class budget (MassINC, includes savings, retirement, education)
A middle-class life requires well above the survival minimum. Figures are statewide; Greater Boston, where many of these residents live, runs higher. Sources: MIT Living Wage; MassINC Component 1.

It is worth stressing what these thresholds are: estimates of what a household needs, not what it earns. For a single adult, the gap between need and reality is wide. The middle-class threshold of $82,000 to $91,000 sits far above what the typical single worker in Massachusetts actually makes; the median income for a single-person household is about $47,000. In other words, the average single person earns roughly half of what a middle-class life is estimated to require, which is why, even at incomes that sound respectable, many report still just getting by, taking on extra work, or sharing housing to make the numbers work.

What a single adult needs vs what one typically earns
Middle-class life (MassINC, needed)$82K-$91KSurvival only (MIT, needed)$63,610What the typical single worker earns$47,192
The "middle-class" figure is a target most single workers do not reach: the median single-person household income is well below even the survival budget. Sources: MassINC Component 1; MIT Living Wage; U.S. Census ACS 2024, single-person households.
How to read the affordability figures below

The comparisons that follow use the standard rule that housing should take no more than 30 percent of gross income. That rule is a useful yardstick, but it is a generous one: it measures only whether housing fits within income, not whether anything is left afterward for debt payments, savings, retirement, or emergencies. A household can satisfy the 30 percent test and still have nothing left to build a future on, especially while carrying student loans or trying to save. So when the charts below say a town is "affordable," they mean the rent or mortgage fits the 30 percent threshold, not that a resident can comfortably cover that housing and everything else a stable life requires. The real margin is thinner than these counts suggest, and that gap is the central finding of this section.

At $82,000, where does the money go, and can a single earner buy a home?

Take the lower bound of the middle-class threshold, $82,000, and apply the standard affordability rule that housing should consume no more than 30 percent of gross income. That allows about $2,050 a month for all housing costs. The average rent in Greater Boston is roughly $3,000 a month, which would consume about 44 percent of a single earner's gross income, well into what economists call "rent-burdened" territory.

Monthly housing budget at $82K vs Greater Boston rent
Affordability standard (30% of income)$2,050/moGreater Boston average rent$3,000/mo = 44%
The 30 percent standard is the common threshold for housing affordability; spending above it is considered cost-burdened. Greater Boston average rent referenced from regional market data. Income basis: MassINC middle-class threshold (lower bound).

Buying is harder still. With a 20 percent down payment, a 30-year fixed mortgage at current rates, and the same 30 percent limit, a single earner at $82,000 can afford a home of roughly $328,000. The median single-family home across Massachusetts municipalities is about $504,000, around 1.5 times that limit, and the median in Boston is about $732,000, more than twice what the budget allows.

What a single $82K earner can afford to buy vs the market
Max home a single $82K earner can afford~$328KMedian town home value, statewide$503,800Median home value, Boston$731,700
Affordability assumes 20% down, a 30-year fixed mortgage near current rates, about 1.25% for taxes and insurance, and housing capped at 30% of gross income. That cap counts only housing, not the debt payments or savings a buyer also carries, so it overstates how comfortably a home at this price could actually be carried. Market values are this explorer's ACS 2020-2024 medians. The typical home costs well beyond a single middle-class income.

Where they could buy

Of the 348 municipalities in this explorer, only about 41 have a median home value within reach of a single $82,000 earner. Every one of them is in western or central Massachusetts, the Berkshires, the Pioneer Valley, and the north-central towns: North Adams, Pittsfield, Springfield, Holyoke, Greenfield, Athol, Gardner, Westfield. None are in the Greater Boston commuting belt, where the majority of the state's higher-paying jobs are concentrated.

This is the geography of the affordability gap, and it has consequences beyond the household budget. A worker priced out of the eastern job centers but employed there faces a long commute, often 60 to 120 miles each way from the affordable western towns, or must give up the higher-paying eastern job entirely. Longer commutes mean more hours lost, higher transportation costs (which the cost-of-living budgets already count among the fastest-rising categories), and a larger carbon footprint per worker. The same dynamic that sorts the state by cost also lengthens the distance between where people can afford to live and where the work is, a cost borne by households and, through congestion and emissions, by the wider region.

Affordability and town-value figures are derived from this explorer's data (U.S. Census ACS 2020-2024 median home values) using standard mortgage-affordability assumptions; they are illustrative of scale, not a lending determination. The list of affordable towns reflects median values; individual homes vary.

If they cannot buy, where can they rent?

Renting widens the options, but the picture depends heavily on actual income, and the same caveat applies: fitting rent into 30 percent of income says nothing about what is left for debt or savings afterward. Applying that standard, an $82,000 earner has about $2,050 a month for rent, which covers the median rent in 267 of 333 towns with rent data. But the typical single worker does not earn $82,000; the median single-person income is about $47,000, which allows roughly $1,180 a month. At that level, only 67 of 333 towns are within reach, and almost none in the Greater Boston area. And a renter at either income who is also repaying student loans or trying to set aside savings has even less true room than these counts imply.

Towns where the median rent is affordable, by income
At $82K income (budget $2,050/mo)267 of 333At typical single income $47K (budget $1,180/mo)67 of 333
Affordability uses the 30 percent of gross income standard against each town's median gross rent (U.S. Census ACS 2020-2024). The reachable set shrinks sharply at the income most single workers actually earn.
Monthly rent budget by income vs Boston's median rent
Budget at $82K (30% rule)$2,050/moBudget at typical single income $47K$1,180/moBoston median gross rent (ACS)$2,147/mo
One important caveat: ACS median gross rent reflects all existing leases, including long-held and below-market units, so it understates what a newcomer pays at current asking rates. The real gap facing someone renting today is therefore wider than these medians suggest. Source: U.S. Census ACS 2024; town rents from this explorer's data.

The honest reading is that renting does not resolve the affordability gap so much as relocate it. The lower-income single worker who cannot buy also cannot comfortably rent near the eastern job centers, and the same westward geography reappears: the affordable rents, like the affordable homes, sit far from where the higher-paying work is.

Many households are one bad day from financial trouble.

A required income is only half the picture. The other half is resilience: what happens when the car breaks down, a medical bill arrives, or a paycheck stops. By the Federal Reserve's most recent national survey (the 2024 Survey of Household Economics and Decisionmaking), that cushion is thin for a large share of households.

37%
of U.S. adults could not cover a $400 emergency expense with cash or its equivalent (2024)Federal Reserve, SHED 2024
~52%
could not cover a $2,000 emergency from savings (about 48 percent said they could)Federal Reserve, SHED 2024
44%
have enough saved to handle a $1,000 shockBankrate (2025)
62%
report living paycheck to paycheckFederal Reserve, SHED 2024

This is the practical meaning of the survival-versus-living-wage gap. A household can meet its monthly costs on paper and still have no buffer, so a single unplanned expense becomes debt, a missed payment, or a withdrawal from retirement savings. The MassINC budget treats an ongoing emergency contribution as a basic middle-class cost precisely because so many households lack one. These are national figures; Massachusetts households face the added pressure of one of the highest costs of living in the country.

The longer arc: never owning, never saving, working to the end.

If a large share of workers earn just enough to cover the essentials, with little left for a down payment, debt repayment, or savings, the consequences compound over a lifetime. The household that cannot save for a down payment may never buy; the one that cannot build a retirement account may never be able to stop working. National data suggest this is not a remote risk but a widespread condition.

Retirement insecurity (national context, not Massachusetts-specific)
Workers 18-34 with no retirement savings57%Workers 35-54 with no retirement savings42%Workers 55-65 with no retirement savings40%Households at risk of a retirement shortfall~47%Americans who say the US faces a retirement crisis79%

The structure that once supported retirement has thinned. About half of private-sector workers had a traditional defined-benefit pension in the mid-1980s; by 2022 only about 15 percent did, leaving most households to self-fund retirement through savings that many cannot accumulate. The result is visible in the labor force: the number of workers aged 75 and older is projected to nearly double over the decade to 2030, the only age group expected to grow its share of the workforce. The familiar narrative of "unretirement" as a lifestyle choice understates what the data describe for many, a growing number of people who expect to work as long as their health allows, not by preference but by necessity.

These are national figures on retirement security; this explorer does not measure Massachusetts retirement outcomes directly. They are included to describe the long-run consequence that the cost-of-living research implies: when current income only covers current costs, the capacity to save for the future erodes.

When the math does not work, people leave.

The clearest signal that the cost of building a life here has outrun many residents' means is migration. Massachusetts continues to grow only because international arrivals offset a steady outflow of existing residents to other states, and that outflow is concentrated among exactly the working-age adults the state most needs to keep.

-33,340
net residents lost to other states, July 2024 to July 2025, the 4th-largest such loss nationallyU.S. Census population estimates
~182,000
net domestic out-migration from April 2020 to July 2025Pioneer Institute (2025)
55%
of out-migrants were ages 26 to 45, the most current IRS data available (2021)IRS data, via MassBudget
~11,000
net Massachusetts residents lost to Florida specifically, from the 2023 American Community Survey (a different Census product and year than the figures above)2023 ACS, via MassBudget

A note on these figures: they come from two different Census products and so are not directly comparable. The net loss of about 33,340 residents is from the Census Bureau's annual population estimates for July 2024 to July 2025. The Florida figure, and a related single-year domestic net loss of roughly 41,000, come from the 2023 American Community Survey, an earlier and separately constructed dataset. Both point in the same direction; they are presented here as distinct measures rather than a single trend line.

By the UMass Donahue Institute's analysis of Census data, the top destinations for departing Massachusetts residents are Florida, New Hampshire, New York, California, Connecticut, Rhode Island, Texas, and Maine, a mix of no-income-tax and lower-cost states alongside nearby New England. Researchers consistently identify housing costs, taxes, and healthcare expenses as the leading drivers, and note that those who leave tend to be younger and to earn somewhat more than the state average. The throughline returns: when the distance between earning a living and affording a life grows wide enough, a rising number of working-age residents conclude they can build that life more easily somewhere else.

Who is leaving: the 2022 profile

The Massachusetts Executive Office of Housing and Livable Communities examined the roughly 85,000 households formed by people who left the state in 2022. They were disproportionately young, single, childless, and highly educated, the workers a knowledge economy most depends on retaining.

Profile of 2022 Massachusetts out-migrant households
Single-person households~52%Two-person households~26%No children under 1885%Single, never marriedover halfHeld a graduate degreeover 1/3
Source: Massachusetts Executive Office of Housing and Livable Communities, "The Households Who Aren't There" (2022 data; mass.gov). Most out-migrants were college-educated, and more than a third held a graduate degree.

Where they go

The leading destinations combine nearby, lower-cost New England with warm, no-income-tax states. By Census data for 2018 to 2022, the largest single flow of Massachusetts movers went just over the border to New Hampshire (about 22,000), followed by Florida (about 19,000), New York (about 19,000), and California (about 15,000). The chart below shows these as gross out-moves, the number of Massachusetts residents who relocated to each state over that five-year period.

Massachusetts residents who moved to each state, 2018 to 2022 (gross)
New Hampshire22,047Florida19,189New York18,933California14,818
Figures are gross out-migration (Massachusetts residents who moved to each state, U.S. Census ACS 2018-2022 5-year data, as reported by Axios / Census Bureau). These count moves out only; some residents of these states also move to Massachusetts, so net flows are smaller. See the note below on two-way movement.

An important honesty note: these are one-directional counts. Massachusetts also gains residents from these same states, so the net loss is considerably smaller than the gross outflow. MassBudget's analysis of 2022-2023 IRS data found, for example, that for every three Massachusetts households that moved to Florida, two Florida households moved to Massachusetts; for every five that moved to New Hampshire, three moved back the other way; and for every five that moved to Texas, four came to Massachusetts. The outflow is real and consequential, but it is an exchange with net losses, not a one-way exodus.

The cost of the commute, as offices call workers back

The geographic mismatch between affordable housing and concentrated jobs carries its own toll, and it is sharpening as employers reduce remote work. Surveys through 2024 and 2025 find a substantial share of companies increasing in-office requirements: by one survey about 70 percent of firms planned to maintain or increase return-to-office mandates in 2025, even as many reported losing talent because of them. For a worker who moved west to afford housing, a return-to-office mandate can mean reabsorbing a long daily commute that remote work had made livable.

The burden of that commute is documented. Research links longer driving commutes to higher body mass, higher blood pressure, and lower cardiorespiratory fitness, with chronic traffic stress proposed as one mechanism; separate work ties commuting stress to higher burnout and turnover intention. Time spent in a car is also time not spent on rest, family, exercise, or community, and an added two to three hours a day compounds over years. There are collective costs as well: more vehicle miles traveled means more congestion, more crash exposure, and a larger carbon footprint per worker. The affordability gap, in other words, does not end at the household budget; it extends into health, time, and the shared environment.

Sources: return-to-office trends from employer surveys reported by ResumeBuilder / CBS News and industry compilations (2025-2026); commute-health findings from research summarized here (Hoehner et al.) and commuting-stress-and-burnout research. Associations reported by the cited studies are not necessarily causal.

What a state loses when its middle class leaves.

Out-migration is not only a population statistic; it carries economic and civic weight. When working-age, often higher-earning residents leave, the state loses their current taxes and spending, their future earning years, and the workforce employers rely on, while the costs of public services are spread across a smaller base. The effect is measurable in lost income.

$4.18B
net adjusted gross income lost to other states in 2023, 4th-highest in the nationIRS data, via Pioneer Institute
~$14.8B
cumulative net AGI lost to other states since 2020Pioneer Institute (2026)
20K-30K
net residents ages 25 to 54 lost per year over the past decade, the core of the workforceMass. EOHLC / IRS
~70%
of the 2023 income loss came from households earning $200K or moreIRS data, via Boston Globe

Researchers describe several compounding effects. A shrinking working-age population reduces the labor supply at the same time large numbers of baby boomers are retiring, which can constrain economic growth. A narrower, wealthier tax base makes state revenue more dependent on fewer, higher earners, and therefore more sensitive to their decisions and to swings in the stock market. And the loss of young, educated residents erodes the talent pipeline that has historically been one of the state's central economic advantages. These are the mechanisms cited in the research; this explorer documents the magnitude of the outflow, not the precise size of each downstream effect.

Net adjusted gross income lost to other states, by year
2012$0.9B2019 (pre-pandemic)~$2.3B2022$3.9B2023$4.18B
The income leaving the state has roughly quadrupled since 2012 and remains far above pre-pandemic levels. Source: IRS migration data, via Pioneer Institute and MassBudget. Earlier-year figures are approximate.

Leaving the top-ranked state for lower-ranked ones.

Massachusetts has long retained residents on the strength of two advantages in particular: among the best schools and the best healthcare in the country. Those advantages are real and current. By independent 2025 rankings, Massachusetts places at or near the top of the nation on both. Yet residents are increasingly moving to states that rank well below Massachusetts on those same measures, which suggests that for a growing number of households, cost has begun to outweigh the quality-of-life advantages that once anchored them here.

#1
Massachusetts health-system ranking, of all states (50 measures)Commonwealth Fund (2025)
Top 5
Massachusetts K-12 education ranking, and 1st on the Nation's Report CardConsumerAffairs / NAEP (2025)
bottom 5
where Texas ranks on the same health-system scorecard, yet a top destination for leaversCommonwealth Fund (2025)
well below MA
where Florida ranks on education and healthcare, the single largest destination for leaversstate rankings (2026)

The pattern is not uniform. New Hampshire, the second-largest destination, also ranks highly on healthcare and schools, but it pairs that with no state income or sales tax and lower housing costs, so it fits the affordability story rather than contradicting it. The broader signal is that destinations like Florida and Texas, which rank substantially lower than Massachusetts on education and health-system performance, are nonetheless drawing Massachusetts residents in large numbers. For many movers, the calculation appears to have shifted: the things that once made the higher cost of Massachusetts worth paying are, for a growing share of households, no longer enough to offset that cost.

Where Massachusetts residents move, and how those states rank
StateMA movers, 2018-22HealthEducationgross out-movesrank of 50Massachusetts(origin)#1Top 5New Hampshire22,047#3Top 5Florida19,189bottom thirdbelow MANew York18,933~#18#1-3California14,818~#22midTexaslower-ranked drawbottom 5below MA
Origin (Massachusetts)Destination ranking near MADestination ranking below MA
This table pairs the migration flow with the destination's rank, so the tradeoff is visible in one row: large numbers of residents leave the #1-ranked state for states that rank lower on health and education. Movers: gross out-moves, U.S. Census ACS 2018-2022 (via Census / Axios). Health rank: Commonwealth Fund 2025. Education tiers: ConsumerAffairs / NAEP 2025, approximate tiers, not exact ranks. New Hampshire is the exception that fits the affordability story: it ranks high but has no income or sales tax and lower housing costs.
Even high earners are leaving, and affordability is the throughline

It is not only lower- and middle-income residents who leave. A notable and growing share of out-migrants are high earners: in 2023, those earning $200,000 or more were about 29 percent of the net population loss but roughly 70 percent of the income loss, the highest such share recorded since the IRS began tracking it. That a state with one of the highest costs of living in the country is losing even its most financially secure households underscores how broad the affordability pressure has become.

Some observers attribute high-earner departures to the 2023 surtax (a 4 percent levy on income over $1 million) and the state's estate tax. The available evidence, however, points more consistently to affordability and timing than to the tax: analysts at the Tufts Center for State Policy Analysis and MassBudget note that out-migration accelerated with the COVID-19 pandemic, before the surtax took effect, and find no clear evidence that the surtax is driving the trend. Tufts had projected only a small number of departures attributable to the tax itself. Housing cost, in this reading, remains the more durable explanation across income levels.

Consistent with that, the surtax has so far raised more revenue than projected, more than $3.1 billion in the current fiscal year against an initial $2 billion estimate, because the high earners who remain continue to pay it (analysts caution that this revenue is volatile and tied to stock-market performance). The pattern that holds across the whole income distribution, from young workers to top earners, is the widening gap between what it costs to live in Massachusetts and what residents can afford, the same throughline that runs through this entire section.

Sources: Boston Globe / Tufts CSPA; MassBudget; Pioneer Institute; Boston Globe (surtax revenue, May 2026).

Additional sources for this section: MassINC Policy Center, Massachusetts Middle Class Status Report, Component 1 (March 2026), middle-class budget by household type and cost-driver trends. Federal Reserve, Economic Well-Being of U.S. Households in 2024 (SHED, May 2025) and Bankrate emergency-savings surveys, for financial-resilience figures. U.S. Census Bureau population estimates (2024-2025 net domestic migration); Pioneer Institute (2020-2025 cumulative); IRS Statistics of Income migration data (age composition); UMass Donahue Institute (destination states); MassBudget analysis of Census and IRS migration data. Figures are national where noted and statewide otherwise.

07 · The generation deciding whether to stay

For young adults, the affordability gap is a question about the future itself.

Every pattern in this section, the gap between earnings and the cost of a stable life, the difficulty of buying or renting, the long climb toward any kind of security, falls hardest on young adults. They are early in their earning years, least likely to have built savings or equity, and the most mobile. They are also, by any measure, the future of the state's workforce and tax base. So how this group reads its own prospects in Massachusetts is not a side issue; it is the leading indicator. The most direct evidence comes from the Greater Boston Chamber of Commerce Foundation's 2026 Young Residents Survey, a poll of 600 residents ages 20 to 30 conducted in early 2026.

What they say they need.

Asked what local leaders should prioritize, young residents named affordable housing first, by a wide margin, ahead of health care and jobs. Their stated priorities track the affordability story exactly: the things they say they need are the things this section shows are slipping out of reach.

Top issues young Greater Boston residents want local leaders to prioritize
Housing that is affordable50%Health care accessibility37%Availability of quality jobs34%Crime and public safety28%Financial compensation and wages26%Public transportation26%
Respondents selected their top three. Source: Greater Boston Chamber of Commerce Foundation, 2026 Young Residents Survey (600 residents ages 20-30; margin of error +/- 4.12%).

What they expect, and what feels out of reach.

When the same residents look five years ahead, the milestones that once defined a settled adult life are far from certain. Fewer than half say they are likely to buy a home in the next five years, and among the youngest men surveyed (ages 20 to 24) that figure falls to about 31 percent. Living without roommates, the basic marker of independence, is something only about 39 percent expect to achieve. Their two likeliest plans are not milestones of arrival but of adjustment: going back to school and switching career fields.

Share of young residents who say each step is likely in the next 5 years
Go back to school / job training51%Switch careers or job fields48%Purchase a home47%Live alone without roommates39%Start or grow a business36%
Source: Greater Boston Chamber of Commerce Foundation, 2026 Young Residents Survey. "Likely" combines very and somewhat likely.

Satisfaction is slipping in step with these pressures. The share of young residents satisfied with daily life in Greater Boston fell from 89 percent in 2023 to 79 percent in 2026, a 10-point drop in three years. And roughly a quarter, 26 percent, say they plan to leave Greater Boston within five years; of those, the largest shares are eyeing the Southeast and the Southwest. The residents likeliest to plan an exit are the newest arrivals, students, and the unmarried, exactly the people a region needs to convert into long-term residents.

A dream they increasingly call unrealistic.

It helps to define the term, since different surveys measure it differently. As used here, the "American Dream" is the long-standing promise that steady effort yields a stable and improving life: the ability to support oneself, to own a home, to build savings and financial security, and to end up at least as well off as the generation before, with a reasonable expectation that one's children could do the same. Stripped to its core, it is the belief that working hard makes a secure, self-directed life attainable. The question the data raise is not whether young people still want that, surveys consistently show they do, but whether they believe it is achievable on the incomes and costs they actually face.

Behind the local numbers sits a broader generational shift in that belief. National polling finds young adults markedly less likely than their elders to think the promise still holds. The evidence is not unanimous, and some surveys find young people remain aspirationally hopeful. But the weight of recent data points to a widening generational gap in belief, concentrated exactly where the financial pressure is greatest.

Share who believe the American Dream is still possible or realistic, by group (national)
Adults 65 and older (Pew)68%All U.S. adults (Pew)53%Adults 18-29 (Pew)39%Gen Z / Millennials: dream feels realistic32%
National figures, included as generational context rather than Massachusetts-specific measurement. Pew Research Center (2024): 39% of adults 18-29 say the American Dream is still possible, vs 68% of those 65 and older. Beyond Finance / Operation HOPE (2026): 32% of Gen Z and Millennials say it feels very realistic. Sources: Pew Research Center; Beyond Finance / Operation HOPE. Other surveys (e.g. Chase) find higher optimism; the polling is not unanimous.

National context underlines the local picture: homeownership among adults under 30 has fallen from about 18.5 percent in 2005 to roughly 11.8 percent today, and a large majority of Gen Z report believing they are priced out of owning a home. For Massachusetts, with housing costs among the highest in the nation, those national headwinds blow harder. The throughline of this entire section reaches its sharpest point here: a generation that says it wants to build a life, naming affordable housing as its first priority, increasingly doubts it can do so where it currently lives, and a meaningful share is preparing to try somewhere else.

Primary source: Greater Boston Chamber of Commerce Foundation, 2026 Young Residents Survey (HIT Strategies; 600 residents ages 20-30; fielded February to March 2026; margin of error +/- 4.12 percent, higher for subgroups). Generational belief and homeownership figures are national, drawn from Pew Research Center (2024), Beyond Finance / Operation HOPE (2026), and analyses of Census ACS homeownership data, and are included as context rather than Massachusetts-specific measurement. Where surveys disagree, that disagreement is noted.

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