Compare towns
Gerry vs Olean vs Middlebury vs Hancock
Cost, people, housing, commute and schools, side by side, each benchmarked against the U.S..
What stands out worked out from the figures below
Olean has the most affordable homes ($86k median).
Middlebury has grown the fastest since 2010 (+10.9%).
Hancock has the oldest population (median age 54.3).
Middlebury is a college town. 40.9% of residents are enrolled in college, which pulls its median age, poverty rate and renter figures away from what a year-round family would see.
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 | Gerry | Olean | Middlebury | Hancock |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 1,668Lowest |
13,738Highest |
7,220 |
2,769 |
| Growth since 20102010 → 2020 census | -6.5% U.S.: +7.4% |
-3.6% U.S.: +7.4% |
+10.9%Highest U.S.: +7.4% |
-14.3%Lowest U.S.: +7.4% |
| Median age | 52.4±5.7 35% above U.S. |
39±2.6 about the U.S. average |
23.7±1.3Lowest 39% below U.S. |
54.3±5.7Highest 40% above U.S. |
| Hancock and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 20.9%±3.9 U.S.: 22% |
23.5%±2.9Highest U.S.: 22% |
8.5%±1.7Lowest U.S.: 22% |
14.4%±3.6 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+ | 29.9%±3.1Highest U.S.: 17.2% |
19.1%±2.5Lowest U.S.: 17.2% |
19.8%±2.6 U.S.: 17.2% |
29.9%±5.7Highest U.S.: 17.2% |
| Bachelor’s degree+adults 25+ | 23.4% U.S.: 35.7% |
29.9% U.S.: 35.7% |
61.9%Highest U.S.: 35.7% |
22.4%Lowest U.S.: 35.7% |
| Enrolled in collegeshare of residents | 3.4%±2.3 U.S.: 6.4% |
3.6%±1.1 U.S.: 6.4% |
40.9%±2.3Highest U.S.: 6.4% |
3%±1.6Lowest U.S.: 6.4% |
| Cost of living | ||||
| Household incomemedian | $68,667±$12k 15% below U.S. |
$51,261±$7kLowest 37% below U.S. |
$86,250±$18kHighest 7% above U.S. |
$62,243±$11k 23% below U.S. |
| Middlebury and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $119,200±$10k 64% below U.S. |
$86,100±$6kLowest 74% below U.S. |
$417,400±$31kHighest 25% above U.S. |
$161,100±$8k 52% below U.S. |
| Rentmedian gross, monthly | $1,138±$260 19% below U.S. |
$794±$52Lowest 44% below U.S. |
$1,201±$120Highest 15% below U.S. |
$1,052±$172 26% below U.S. |
| Middlebury and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $2,606 16% below U.S. |
$3,130 about the U.S. average |
$6,795Highest 118% above U.S. |
$2,584Lowest 17% below U.S. |
| Renters paying 30%+of income on rent | 61.2%±16.1Highest U.S.: 51.1% |
52%±9.1Lowest U.S.: 51.1% |
56.6%±15.8 U.S.: 51.1% |
59%±13.1 U.S.: 51.1% |
| Gerry and Hancock are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 9%Lowest U.S.: 12.5% |
26.7%Highest U.S.: 12.5% |
15.2% U.S.: 12.5% |
13% U.S.: 12.5% |
| Housing | ||||
| Homeownersof occupied homes | 75.2% U.S.: 65.2% |
55.1%Lowest U.S.: 65.2% |
56.8% U.S.: 65.2% |
76.4%Highest U.S.: 65.2% |
| Typical home builtmedian year | 1967 13 yrs older than U.S. |
1938Lowest 42 yrs older than U.S. |
1977Highest 3 yrs older than U.S. |
1960 20 yrs older than U.S. |
| Getting to work | ||||
| Average commuteone way | 27 min about the U.S. average |
14 minLowest 45% below U.S. |
15 min 45% below U.S. |
30 minHighest 13% above U.S. |
| Work from home | 6.2%±4.2Lowest U.S.: 15.1% |
8.4%±2.6 U.S.: 15.1% |
19.1%±4.4Highest U.S.: 15.1% |
7%±4.3 U.S.: 15.1% |
| Schools | ||||
| Public school scoresrank in state, math + reading | — | #337 of 484 in NY | #17 of 70 in VT | #471 of 484 in NY |
| School district | CASSADAGA VALLEY CENTRAL SCHOOL DISTRICT | OLEAN CITY SCHOOL DISTRICT | — | HANCOCK CENTRAL SCHOOL DISTRICT |
| High school in town | CASSADAGA VALLEY MIDDLE/HIGH SCHOOL | OLEAN SENIOR HIGH SCHOOL | — | HANCOCK JUNIOR-SENIOR HIGH SCHOOL |
| Students per teacherat that high school | 8.7Lowest |
12.2Highest |
— | 8.9 |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | 6 photos → | 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.