Compare towns
Black Brook vs Middlesex vs Jay vs Saranac
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).
Middlesex has the most people working from home (18.2%).
Jay has grown the fastest since 2010 (-0.8%).
Saranac has the most kids (29.1% under 18).
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 | Middlesex | Jay | Saranac |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 1,315Lowest |
1,407 |
2,354 |
3,822Highest |
| Growth since 20102010 → 2020 census | -2.9% NY: +4.2% |
-7.9%Lowest NY: +4.2% |
-0.8%Highest NY: +4.2% |
-3.9% NY: +4.2% |
| Median age | 56.5±5.8Highest 42% above NY |
55.3±6 39% above NY |
48.8±4.6 23% above NY |
39.3±3.9Lowest about the NY average |
| Black Brook and Middlesex 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% |
18%±3.8 NY: 20.5% |
16%±4.1 NY: 20.5% |
29.1%±6Highest NY: 20.5% |
| Age 65+ | 36%±5.5Highest NY: 17.9% |
24.6%±3.1 NY: 17.9% |
25.3%±4.8 NY: 17.9% |
18.6%±5.5Lowest NY: 17.9% |
| Bachelor’s degree+adults 25+ | 26.8% NY: 40.2% |
21.1%Lowest NY: 40.2% |
31.4%Highest NY: 40.2% |
27.7% NY: 40.2% |
| Enrolled in collegeshare of residents | 4.9%±3.8Highest NY: 7% |
1.3%±1.3Lowest NY: 7% |
1.7%±1.7 NY: 7% |
3.1%±1.8 NY: 7% |
| Black Brook and Saranac are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $67,852±$20kLowest 21% below NY |
$75,750±$21k 12% below NY |
$72,380±$19k 16% below NY |
$82,500±$16kHighest 4% below NY |
| Saranac and Middlesex 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 |
$208,100±$62kHighest 51% below NY |
$196,900±$22k 54% below NY |
$173,200±$46kLowest 59% below NY |
| Middlesex 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 |
$1,406±$672Highest 13% below NY |
$1,272±$366 22% below NY |
$969±$156 40% 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 | $3,633 45% below NY |
$3,459 47% below NY |
$3,741Highest 43% below NY |
$2,646Lowest 60% below NY |
| Renters paying 30%+of income on rent | 46.9%±32Highest NY: 52.1% |
29.1%±39 NY: 52.1% |
27.4%±21.1 NY: 52.1% |
10%±26.4Lowest NY: 52.1% |
| Black Brook and Middlesex are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 7.5% NY: 14% |
5.8%Lowest NY: 14% |
6.7% NY: 14% |
12.2%Highest NY: 14% |
| Housing | ||||
| Homeownersof occupied homes | 88.1%Lowest NY: 54.3% |
90.1% NY: 54.3% |
88.4% NY: 54.3% |
90.2%Highest NY: 54.3% |
| Typical home builtmedian year | 1970Lowest 11 yrs newer than NY |
1974 15 yrs newer than NY |
1977Highest 18 yrs newer than NY |
1976 17 yrs newer than NY |
| Getting to work | ||||
| Average commuteone way | 32 minHighest 3% below NY |
25 min 22% below NY |
28 min 13% below NY |
22 minLowest 32% below NY |
| Work from home | 3.4%±2.8Lowest NY: 14.9% |
18.2%±6.2Highest NY: 14.9% |
8.8%±3.2 NY: 14.9% |
5%±3.5 NY: 14.9% |
| Middlesex 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 | — | — | — | #172 of 484 in NY |
| School district | — | GORHAM-MIDDLESEX CENTRAL SCHOOL DISTRICT (MARCUS WHITMAN) | AUSABLE VALLEY CENTRAL SCHOOL DISTRICT | SARANAC CENTRAL SCHOOL DISTRICT |
| High school in town | — | None in town | None in town | SARANAC HIGH SCHOOL |
| Students per teacherat that high school | — | — | — | 11.4 |
| On TownTapestry | ||||
| Old photos in History | None yet | 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.