Compare towns
Hancock vs Gerry vs Olean vs Hancock
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Hancock has the most renters (47.3% rent).
Gerry has the highest household income ($69k).
Olean has grown the fastest since 2010 (-3.6%).
Hancock has the most expensive homes ($161k 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 | Hancock | Gerry | Olean | Hancock |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 745Lowest |
1,668 |
13,738Highest |
2,769 |
| Growth since 20102010 → 2020 census | -11.9% NY: +4.2% |
-6.5% NY: +4.2% |
-3.6%Highest NY: +4.2% |
-14.3%Lowest NY: +4.2% |
| Median age | 52.5±8.7 32% above NY |
52.4±5.7 32% above NY |
39±2.6Lowest about the NY average |
54.3±5.7Highest 36% above NY |
| Hancock and Hancock are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 13%±5.8Lowest NY: 20.5% |
20.9%±3.9 NY: 20.5% |
23.5%±2.9Highest NY: 20.5% |
14.4%±3.6 NY: 20.5% |
| Olean and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 30.2%±5.1Highest NY: 17.9% |
29.9%±3.1 NY: 17.9% |
19.1%±2.5Lowest NY: 17.9% |
29.9%±5.7 NY: 17.9% |
| Hancock and Gerry are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 20.8%Lowest NY: 40.2% |
23.4% NY: 40.2% |
29.9%Highest NY: 40.2% |
22.4% NY: 40.2% |
| Enrolled in collegeshare of residents | 4.7%±3.8Highest NY: 7% |
3.4%±2.3 NY: 7% |
3.6%±1.1 NY: 7% |
3%±1.6Lowest NY: 7% |
| Hancock and Olean are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $51,765±$9k 40% below NY |
$68,667±$12kHighest 20% below NY |
$51,261±$7kLowest 40% below NY |
$62,243±$11k 28% below NY |
| Gerry and Hancock are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $150,000±$34k 65% below NY |
$119,200±$10k 72% below NY |
$86,100±$6kLowest 80% below NY |
$161,100±$8kHighest 62% below NY |
| Hancock and Hancock are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $958±$181 41% below NY |
$1,138±$260Highest 30% below NY |
$794±$52Lowest 51% below NY |
$1,052±$172 35% below NY |
| Gerry and Hancock are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $3,756Highest 43% below NY |
$2,606 60% below NY |
$3,130 52% below NY |
$2,584Lowest 61% below NY |
| Renters paying 30%+of income on rent | 58.7%±22.1 NY: 52.1% |
61.2%±16.1Highest NY: 52.1% |
52%±9.1Lowest NY: 52.1% |
59%±13.1 NY: 52.1% |
| Gerry and Hancock are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 16.6% NY: 14% |
9%Lowest NY: 14% |
26.7%Highest NY: 14% |
13% NY: 14% |
| Housing | ||||
| Homeownersof occupied homes | 52.7%Lowest NY: 54.3% |
75.2% NY: 54.3% |
55.1% NY: 54.3% |
76.4%Highest NY: 54.3% |
| Typical home builtmedian year | 1938Lowest 21 yrs older than NY |
1967Highest 8 yrs newer than NY |
1938Lowest 21 yrs older than NY |
1960 1 yr newer than NY |
| Getting to work | ||||
| Average commuteone way | 25 min 25% below NY |
27 min 17% below NY |
14 minLowest 56% below NY |
30 minHighest 8% below NY |
| Work from home | 7.5%±7.5 NY: 14.9% |
6.2%±4.2Lowest NY: 14.9% |
8.4%±2.6Highest NY: 14.9% |
7%±4.3 NY: 14.9% |
| Olean and Hancock 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 | #471 of 484 in NY | — | #337 of 484 in NY | #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 | 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.