Compare towns
Gorham vs Phelps vs Seneca
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).
Phelps has the most affordable homes ($166k median).
Seneca has grown the fastest since 2010 (-2.8%).
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 | Gorham | Phelps | Seneca |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 4,093 |
6,624Highest |
2,622Lowest |
| Growth since 20102010 → 2020 census | -3.3% NY: +4.2% |
-6.2%Lowest NY: +4.2% |
-2.8%Highest NY: +4.2% |
| Median age | 48.7±8.8Highest 22% above NY |
44.4±4.8Lowest 12% above NY |
44.5±6.2 12% above NY |
| Gorham and Seneca 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% |
21.6%±3.8Highest NY: 20.5% |
19.5%±3.9Lowest NY: 20.5% |
| Phelps and Gorham are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 27.1%±4.7Highest NY: 17.9% |
23.1%±3.3 NY: 17.9% |
22.3%±4.5Lowest NY: 17.9% |
| Gorham and Phelps 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% |
25.6% NY: 40.2% |
22.1%Lowest NY: 40.2% |
| Enrolled in collegeshare of residents | 3.7%±1.9 NY: 7% |
4.4%±2.2Highest NY: 7% |
2.2%±1.4Lowest NY: 7% |
| Phelps and Gorham 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 |
$80,262±$13k 7% below NY |
$90,658±$21kHighest 5% above NY |
| Seneca and Phelps 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 |
$166,300±$10kLowest 61% below NY |
$192,700±$9k 55% below NY |
| Rentmedian gross, monthly | $1,165±$208 28% below NY |
$1,124±$95Lowest 31% below NY |
$1,549±$420Highest 4% below NY |
| Seneca and Gorham 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 |
$3,932Highest 40% below NY |
$2,810Lowest 57% below NY |
| Renters paying 30%+of income on rent | 70.6%±21.5Highest NY: 52.1% |
43.7%±14.2 NY: 52.1% |
7.2%±24.9Lowest NY: 52.1% |
| Gorham and Phelps are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 9.4% NY: 14% |
10.2%Highest NY: 14% |
6.2%Lowest NY: 14% |
| Housing | |||
| Homeownersof occupied homes | 79.7%Lowest NY: 54.3% |
88.1% NY: 54.3% |
91.6%Highest NY: 54.3% |
| Typical home builtmedian year | 1959Highest same as NY |
1953 6 yrs older than NY |
1945Lowest 14 yrs older than NY |
| Getting to work | |||
| Average commuteone way | 21 min 35% below NY |
21 minLowest 36% below NY |
27 minHighest 17% below NY |
| Work from home | 12.8%±5.3 NY: 14.9% |
13%±4.6Highest NY: 14.9% |
10.9%±3.6Lowest NY: 14.9% |
| Phelps 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 | #197 of 484 in NY | — |
| School district | GORHAM-MIDDLESEX CENTRAL SCHOOL DISTRICT (MARCUS WHITMAN) | PHELPS-CLIFTON SPRINGS CENTRAL SCHOOL DISTRICT | — |
| High school in town | MARCUS WHITMAN HIGH SCHOOL | MIDLAKES MIDDLE/HIGH SCHOOL | — |
| Students per teacherat that high school | 9.2Lowest |
9.4Highest |
— |
| 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.