Compare towns
Gorham vs Black Brook vs Potter
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Gorham has the most expensive homes ($263k median).
Black Brook has the oldest population (median age 56.5).
Potter has grown the fastest since 2010 (-0.4%).
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 | Gorham | Black Brook | Potter |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 4,093Highest |
1,315Lowest |
1,871 |
| Growth since 20102010 → 2020 census | -3.3%Lowest NY: +4.2% |
-2.9% NY: +4.2% |
-0.4%Highest NY: +4.2% |
| Median age | 48.7±8.8 22% above NY |
56.5±5.8Highest 42% above NY |
35.1±6.7Lowest 12% below NY |
| Black Brook and Gorham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 19.9%±4.4 NY: 20.5% |
10.6%±3.3Lowest NY: 20.5% |
29%±5.2Highest NY: 20.5% |
| Potter and Gorham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 27.1%±4.7 NY: 17.9% |
36%±5.5Highest NY: 17.9% |
14.4%±3.7Lowest 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+ | 27.3%Highest NY: 40.2% |
26.8% NY: 40.2% |
10.8%Lowest NY: 40.2% |
| Enrolled in collegeshare of residents | 3.7%±1.9Lowest NY: 7% |
4.9%±3.8Highest NY: 7% |
4.6%±3.7 NY: 7% |
| Black Brook and Potter are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $64,874±$8kLowest 25% below NY |
$67,852±$20kHighest 21% below NY |
$67,344±$19k 22% below NY |
| Black Brook and Potter are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $263,300±$27kHighest 38% below NY |
$202,200±$48k 52% below NY |
$130,300±$23kLowest 69% 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 | $1,165±$208Highest 28% below NY |
$783±$461Lowest 52% below NY |
$1,005±$136 38% below NY |
| Gorham and Potter are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $3,497 47% below NY |
$3,633Highest 45% below NY |
$2,796Lowest 58% below NY |
| Renters paying 30%+of income on rent | 70.6%±21.5Highest NY: 52.1% |
46.9%±32 NY: 52.1% |
41.7%±18.6Lowest 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 | 9.4% NY: 14% |
7.5%Lowest NY: 14% |
10%Highest NY: 14% |
| Housing | |||
| Homeownersof occupied homes | 79.7% NY: 54.3% |
88.1%Highest NY: 54.3% |
79.5%Lowest NY: 54.3% |
| Typical home builtmedian year | 1959Lowest same as NY |
1970Highest 11 yrs newer than NY |
1969 10 yrs newer than NY |
| Getting to work | |||
| Average commuteone way | 21 minLowest 35% below NY |
32 minHighest 3% below NY |
25 min 25% below NY |
| Work from home | 12.8%±5.3 NY: 14.9% |
3.4%±2.8Lowest NY: 14.9% |
13.4%±4.6Highest NY: 14.9% |
| Potter and Gorham 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) | — | — |
| High school in town | MARCUS WHITMAN HIGH SCHOOL | — | — |
| 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.