Compare towns
Buckingham vs Olean vs Gerry vs Manchester
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Buckingham has the most people working from home (21.5%).
Olean has the shortest commute (14 min average).
Gerry has the highest household income ($69k).
Manchester has the most expensive homes ($292k 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 | Buckingham | Olean | Gerry | Manchester |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 465Lowest |
13,738Highest |
1,668 |
680 |
| Growth since 20102010 → 2020 census | -2.7%Highest U.S.: +7.4% |
-3.6% U.S.: +7.4% |
-6.5%Lowest U.S.: +7.4% |
-6.1% U.S.: +7.4% |
| Median age | 56.1±7.1Highest 44% above U.S. |
39±2.6Lowest about the U.S. average |
52.4±5.7 35% above U.S. |
51.9±7 33% above U.S. |
| Buckingham and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 17.8%±5.7Lowest U.S.: 22% |
23.5%±2.9Highest U.S.: 22% |
20.9%±3.9 U.S.: 22% |
18.4%±5 U.S.: 22% |
| Olean and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 37.8%±2.6Highest U.S.: 17.2% |
19.1%±2.5Lowest U.S.: 17.2% |
29.9%±3.1 U.S.: 17.2% |
29.1%±1 U.S.: 17.2% |
| Bachelor’s degree+adults 25+ | 26.5% U.S.: 35.7% |
29.9%Highest U.S.: 35.7% |
23.4% U.S.: 35.7% |
23%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 1.9%±1.4Lowest U.S.: 6.4% |
3.6%±1.1Highest U.S.: 6.4% |
3.4%±2.3 U.S.: 6.4% |
2.6%±1.8 U.S.: 6.4% |
| Olean and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $53,958±$11k 33% below U.S. |
$51,261±$7kLowest 37% below U.S. |
$68,667±$12kHighest 15% below U.S. |
$68,333±$24k 15% below U.S. |
| Gerry and Manchester are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $230,600±$52k 31% below U.S. |
$86,100±$6kLowest 74% below U.S. |
$119,200±$10k 64% below U.S. |
$292,200±$33kHighest 12% below U.S. |
| Manchester and Buckingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $880±$102 38% below U.S. |
$794±$52 44% below U.S. |
$1,138±$260Highest 19% below U.S. |
$778±$104Lowest 45% below U.S. |
| Gerry and Buckingham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $3,167 about the U.S. average |
$3,130 about the U.S. average |
$2,606Lowest 16% below U.S. |
$4,182Highest 34% above U.S. |
| Renters paying 30%+of income on rent | 81.3%±86.1Highest U.S.: 51.1% |
52%±9.1 U.S.: 51.1% |
61.2%±16.1 U.S.: 51.1% |
33.3%±47Lowest U.S.: 51.1% |
| Buckingham and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6.5%Lowest U.S.: 12.5% |
26.7%Highest U.S.: 12.5% |
9% U.S.: 12.5% |
7.2% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 83.9%Highest U.S.: 65.2% |
55.1%Lowest U.S.: 65.2% |
75.2% U.S.: 65.2% |
81.4% U.S.: 65.2% |
| Typical home builtmedian year | 1976 4 yrs older than U.S. |
1938Lowest 42 yrs older than U.S. |
1967 13 yrs older than U.S. |
1982Highest 2 yrs newer than U.S. |
| Getting to work | ||||
| Average commuteone way | 46 minHighest 72% above U.S. |
14 minLowest 45% below U.S. |
27 min about the U.S. average |
29 min 8% above U.S. |
| Work from home | 21.5%±8Highest U.S.: 15.1% |
8.4%±2.6 U.S.: 15.1% |
6.2%±4.2Lowest U.S.: 15.1% |
8.2%±5 U.S.: 15.1% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #243 of 764 in PA | #337 of 484 in NY | — | — |
| School district | — | OLEAN CITY SCHOOL DISTRICT | CASSADAGA VALLEY CENTRAL SCHOOL DISTRICT | — |
| High school in town | — | OLEAN SENIOR HIGH SCHOOL | CASSADAGA VALLEY MIDDLE/HIGH SCHOOL | — |
| Students per teacherat that high school | — | 12.2Highest |
8.7Lowest |
— |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
U.S. 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.