Compare towns
Jay vs Gorham vs Black Brook vs Durham
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Jay has grown the fastest since 2010 (-0.8%).
Gorham has the shortest commute (21 min average).
Black Brook has the oldest population (median age 56.5).
Durham has the highest household income ($81k).
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 | Jay | Gorham | Black Brook | Durham |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 2,354 |
4,093Highest |
1,315Lowest |
2,641 |
| Growth since 20102010 → 2020 census | -0.8%Highest NY: +4.2% |
-3.3% NY: +4.2% |
-2.9% NY: +4.2% |
-3.6%Lowest NY: +4.2% |
| Median age | 48.8±4.6 23% above NY |
48.7±8.8Lowest 22% above NY |
56.5±5.8Highest 42% above NY |
48.8±5.1 23% above NY |
| Black Brook and Jay are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Kids under 18 | 16%±4.1 NY: 20.5% |
19.9%±4.4Highest NY: 20.5% |
10.6%±3.3Lowest NY: 20.5% |
18.3%±5.2 NY: 20.5% |
| Gorham and Durham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Age 65+ | 25.3%±4.8 NY: 17.9% |
27.1%±4.7 NY: 17.9% |
36%±5.5Highest NY: 17.9% |
24.2%±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+ | 31.4%Highest NY: 40.2% |
27.3% NY: 40.2% |
26.8%Lowest NY: 40.2% |
28.3% NY: 40.2% |
| Enrolled in collegeshare of residents | 1.7%±1.7 NY: 7% |
3.7%±1.9 NY: 7% |
4.9%±3.8Highest NY: 7% |
1.3%±1.2Lowest NY: 7% |
| Black Brook and Gorham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Cost of living | ||||
| Household incomemedian | $72,380±$19k 16% below NY |
$64,874±$8kLowest 25% below NY |
$67,852±$20k 21% below NY |
$81,471±$15kHighest 5% below NY |
| Durham and Jay are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Home valuemedian, owner-occupied | $196,900±$22kLowest 54% below NY |
$263,300±$27kHighest 38% below NY |
$202,200±$48k 52% below NY |
$245,300±$26k 42% below NY |
| Gorham and Durham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,272±$366Highest 22% below NY |
$1,165±$208 28% below NY |
$783±$461Lowest 52% below NY |
$994±$844 39% below NY |
| Jay and Gorham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Property taxmedian, yearly | $3,741Highest 43% below NY |
$3,497Lowest 47% below NY |
$3,633 45% below NY |
$3,728 43% below NY |
| Renters paying 30%+of income on rent | 27.4%±21.1 NY: 52.1% |
70.6%±21.5Highest NY: 52.1% |
46.9%±32 NY: 52.1% |
19.3%±40.8Lowest 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 | 6.7% NY: 14% |
9.4%Highest NY: 14% |
7.5% NY: 14% |
4.1%Lowest NY: 14% |
| Housing | ||||
| Homeownersof occupied homes | 88.4% NY: 54.3% |
79.7%Lowest NY: 54.3% |
88.1% NY: 54.3% |
92%Highest NY: 54.3% |
| Typical home builtmedian year | 1977Highest 18 yrs newer than NY |
1959Lowest same as NY |
1970 11 yrs newer than NY |
1976 17 yrs newer than NY |
| Getting to work | ||||
| Average commuteone way | 28 min 13% below NY |
21 minLowest 35% below NY |
32 min 3% below NY |
33 minHighest about the NY average |
| Work from home | 8.8%±3.2 NY: 14.9% |
12.8%±5.3 NY: 14.9% |
3.4%±2.8Lowest NY: 14.9% |
13%±7.8Highest NY: 14.9% |
| Durham 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 | — | #100 of 484 in NY |
| School district | AUSABLE VALLEY CENTRAL SCHOOL DISTRICT | GORHAM-MIDDLESEX CENTRAL SCHOOL DISTRICT (MARCUS WHITMAN) | — | CAIRO-DURHAM CENTRAL SCHOOL DISTRICT |
| High school in town | None in town | MARCUS WHITMAN HIGH SCHOOL | — | CAIRO-DURHAM HIGH SCHOOL |
| Students per teacherat that high school | — | 9.2Highest |
— | 7.9Lowest |
| 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.