Compare towns
Black Brook vs Gorham vs Jay
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Black Brook has the oldest population (median age 56.5).
Gorham has the most people working from home (12.8%).
Jay has grown the fastest since 2010 (-0.8%).
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 | Black Brook | Gorham | Jay |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 1,315Lowest |
4,093Highest |
2,354 |
| Growth since 20102010 → 2020 census | -2.9% NY: +4.2% |
-3.3%Lowest NY: +4.2% |
-0.8%Highest NY: +4.2% |
| Median age | 56.5±5.8Highest 42% above NY |
48.7±8.8Lowest 22% above NY |
48.8±4.6 23% above NY |
| Black Brook and Jay are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 10.6%±3.3Lowest NY: 20.5% |
19.9%±4.4Highest NY: 20.5% |
16%±4.1 NY: 20.5% |
| Gorham and Jay are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 36%±5.5Highest NY: 17.9% |
27.1%±4.7 NY: 17.9% |
25.3%±4.8Lowest NY: 17.9% |
| Black Brook and Gorham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 26.8%Lowest NY: 40.2% |
27.3% NY: 40.2% |
31.4%Highest NY: 40.2% |
| Enrolled in collegeshare of residents | 4.9%±3.8Highest NY: 7% |
3.7%±1.9 NY: 7% |
1.7%±1.7Lowest NY: 7% |
| Black Brook and Gorham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $67,852±$20k 21% below NY |
$64,874±$8kLowest 25% below NY |
$72,380±$19kHighest 16% below NY |
| Jay and Black Brook are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $202,200±$48k 52% below NY |
$263,300±$27kHighest 38% below NY |
$196,900±$22kLowest 54% below NY |
| Gorham and Black Brook are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $783±$461Lowest 52% below NY |
$1,165±$208 28% below NY |
$1,272±$366Highest 22% below NY |
| Jay and Gorham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $3,633 45% below NY |
$3,497Lowest 47% below NY |
$3,741Highest 43% below NY |
| Renters paying 30%+of income on rent | 46.9%±32 NY: 52.1% |
70.6%±21.5Highest NY: 52.1% |
27.4%±21.1Lowest NY: 52.1% |
| Gorham and Black Brook are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 7.5% NY: 14% |
9.4%Highest NY: 14% |
6.7%Lowest NY: 14% |
| Housing | |||
| Homeownersof occupied homes | 88.1% NY: 54.3% |
79.7%Lowest NY: 54.3% |
88.4%Highest NY: 54.3% |
| Typical home builtmedian year | 1970 11 yrs newer than NY |
1959Lowest same as NY |
1977Highest 18 yrs newer than NY |
| Getting to work | |||
| Average commuteone way | 32 minHighest 3% below NY |
21 minLowest 35% below NY |
28 min 13% below NY |
| Work from home | 3.4%±2.8Lowest NY: 14.9% |
12.8%±5.3Highest NY: 14.9% |
8.8%±3.2 NY: 14.9% |
| Gorham and Jay 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 | — | #246 of 484 in NY | — |
| School district | — | GORHAM-MIDDLESEX CENTRAL SCHOOL DISTRICT (MARCUS WHITMAN) | AUSABLE VALLEY CENTRAL SCHOOL DISTRICT |
| High school in town | — | MARCUS WHITMAN HIGH SCHOOL | None in town |
| Students per teacherat that high school | — | 9.2 |
— |
| On TownTapestry | |||
| Old photos in History | 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.