Compare towns
Au Sable vs Black Brook
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Au Sable has grown the fastest since 2010 (+1.2%).
Black Brook has the most expensive homes ($202k 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 | Au Sable | Black Brook |
|---|---|---|
| Your priorities | ||
| People | ||
| Population | 3,156Highest |
1,315Lowest |
| Growth since 20102010 → 2020 census | +1.2%Highest NY: +4.2% |
-2.9%Lowest NY: +4.2% |
| Median age | 45.4±8Lowest 14% above NY |
56.5±5.8Highest 42% above NY |
| Black Brook and Au Sable are within the Census margin of error here, so we can’t say which is really higher. | ||
| Kids under 18 | 20.3%±7.7Highest NY: 20.5% |
10.6%±3.3Lowest NY: 20.5% |
| Au Sable and Black Brook are within the Census margin of error here, so we can’t say which is really higher. | ||
| Age 65+ | 15.2%±4.2Lowest NY: 17.9% |
36%±5.5Highest NY: 17.9% |
| Bachelor’s degree+adults 25+ | 19.3%Lowest NY: 40.2% |
26.8%Highest NY: 40.2% |
| Enrolled in collegeshare of residents | 4.8%±3.1Lowest NY: 7% |
4.9%±3.8Highest NY: 7% |
| Black Brook and Au Sable are within the Census margin of error here, so we can’t say which is really higher. | ||
| Cost of living | ||
| Household incomemedian | $95,069±$36kHighest 11% above NY |
$67,852±$20kLowest 21% below NY |
| Au Sable and Black Brook are within the Census margin of error here, so we can’t say which is really higher. | ||
| Home valuemedian, owner-occupied | $133,000±$43kLowest 69% below NY |
$202,200±$48kHighest 52% below NY |
| Black Brook and Au Sable are within the Census margin of error here, so we can’t say which is really higher. | ||
| Rentmedian gross, monthly | $1,074±$328Highest 34% below NY |
$783±$461Lowest 52% below NY |
| Au Sable and Black Brook are within the Census margin of error here, so we can’t say which is really higher. | ||
| Property taxmedian, yearly | $3,242Lowest 51% below NY |
$3,633Highest 45% below NY |
| Renters paying 30%+of income on rent | 47.3%±23Highest NY: 52.1% |
46.9%±32Lowest NY: 52.1% |
| Au Sable and Black Brook are within the Census margin of error here, so we can’t say which is really higher. | ||
| Below poverty line | 12%Highest NY: 14% |
7.5%Lowest NY: 14% |
| Housing | ||
| Homeownersof occupied homes | 76.8%Lowest NY: 54.3% |
88.1%Highest NY: 54.3% |
| Typical home builtmedian year | 1976Highest 17 yrs newer than NY |
1970Lowest 11 yrs newer than NY |
| Getting to work | ||
| Average commuteone way | 26 minLowest 21% below NY |
32 minHighest 3% below NY |
| Work from home | 3.4%±3.3 NY: 14.9% |
3.4%±2.8 NY: 14.9% |
| Schools | ||
| Public school scoresrank in state, math + reading | #248 of 484 in NY | — |
| School district | AUSABLE VALLEY CENTRAL SCHOOL DISTRICT | — |
| High school in town | AUSABLE VALLEY HIGH SCHOOL | — |
| Students per teacherat that high school | 11.6 |
— |
| On TownTapestry | ||
| Old photos in Our Story | None yet | None yet |
NY 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.