Compare towns
Au Sable vs Jay vs Middlesex vs Peru
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%).
Middlesex has the most people working from home (18.2%).
Peru has the shortest commute (21 min average).
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 | Jay | Middlesex | Peru |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 3,156 |
2,354 |
1,407Lowest |
6,710Highest |
| Growth since 20102010 → 2020 census | +1.2%Highest NY: +4.2% |
-0.8% NY: +4.2% |
-7.9%Lowest NY: +4.2% |
-3.2% NY: +4.2% |
| Median age | 45.4±8 14% above NY |
48.8±4.6 23% above NY |
55.3±6Highest 39% above NY |
40.7±3.6Lowest about the NY average |
| Middlesex and Jay are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 20.3%±7.7 NY: 20.5% |
16%±4.1Lowest NY: 20.5% |
18%±3.8 NY: 20.5% |
21.8%±3.4Highest NY: 20.5% |
| Peru and Au Sable 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% |
25.3%±4.8Highest NY: 17.9% |
24.6%±3.1 NY: 17.9% |
15.4%±3.6 NY: 17.9% |
| Jay and Middlesex are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 19.3%Lowest NY: 40.2% |
31.4% NY: 40.2% |
21.1% NY: 40.2% |
33.2%Highest NY: 40.2% |
| Enrolled in collegeshare of residents | 4.8%±3.1 NY: 7% |
1.7%±1.7 NY: 7% |
1.3%±1.3Lowest NY: 7% |
6.3%±5.4Highest NY: 7% |
| Peru 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±$36k 11% above NY |
$72,380±$19kLowest 16% below NY |
$75,750±$21k 12% below NY |
$101,771±$22kHighest 18% above NY |
| Peru and Au Sable 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 |
$196,900±$22k 54% below NY |
$208,100±$62kHighest 51% below NY |
$203,200±$38k 52% below NY |
| Middlesex and Peru are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,074±$328 34% below NY |
$1,272±$366 22% below NY |
$1,406±$672Highest 13% below NY |
$1,067±$173Lowest 34% below NY |
| Middlesex and Jay 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 |
$3,741 43% below NY |
$3,459 47% below NY |
$4,357Highest 34% below NY |
| Renters paying 30%+of income on rent | 47.3%±23 NY: 52.1% |
27.4%±21.1Lowest NY: 52.1% |
29.1%±39 NY: 52.1% |
54.8%±25.3Highest NY: 52.1% |
| Peru and Au Sable are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 12%Highest NY: 14% |
6.7% NY: 14% |
5.8%Lowest NY: 14% |
8.9% NY: 14% |
| Housing | ||||
| Homeownersof occupied homes | 76.8%Lowest NY: 54.3% |
88.4% NY: 54.3% |
90.1%Highest NY: 54.3% |
82.7% NY: 54.3% |
| Typical home builtmedian year | 1976 17 yrs newer than NY |
1977Highest 18 yrs newer than NY |
1974Lowest 15 yrs newer than NY |
1976 17 yrs newer than NY |
| Getting to work | ||||
| Average commuteone way | 26 min 21% below NY |
28 minHighest 13% below NY |
25 min 22% below NY |
21 minLowest 37% below NY |
| Work from home | 3.4%±3.3Lowest NY: 14.9% |
8.8%±3.2 NY: 14.9% |
18.2%±6.2Highest NY: 14.9% |
10.2%±4.7 NY: 14.9% |
| Middlesex and Peru are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Schools | ||||
| Public school scoresrank in state, math + reading | #248 of 484 in NY | — | — | #347 of 484 in NY |
| School district | AUSABLE VALLEY CENTRAL SCHOOL DISTRICT | AUSABLE VALLEY CENTRAL SCHOOL DISTRICT | GORHAM-MIDDLESEX CENTRAL SCHOOL DISTRICT (MARCUS WHITMAN) | PERU CENTRAL SCHOOL DISTRICT |
| High school in town | AUSABLE VALLEY HIGH SCHOOL | None in town | None in town | PERU HIGH SCHOOL |
| Students per teacherat that high school | 11.6Lowest |
— | — | 11.7Highest |
| On TownTapestry | ||||
| Old photos in History | 3 photos → | None yet | 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.