Compare towns
Jay vs Middlesex vs Durham vs Black Brook
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%).
Middlesex has the most people working from home (18.2%).
Durham has the most expensive homes ($245k median).
Black Brook has the oldest population (median age 56.5).
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 | Middlesex | Durham | Black Brook |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 2,354 |
1,407 |
2,641Highest |
1,315Lowest |
| Growth since 20102010 → 2020 census | -0.8%Highest NY: +4.2% |
-7.9%Lowest NY: +4.2% |
-3.6% NY: +4.2% |
-2.9% NY: +4.2% |
| Median age | 48.8±4.6Lowest 23% above NY |
55.3±6 39% above NY |
48.8±5.1Lowest 23% above NY |
56.5±5.8Highest 42% above NY |
| Black Brook and Middlesex 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% |
18%±3.8 NY: 20.5% |
18.3%±5.2Highest NY: 20.5% |
10.6%±3.3Lowest NY: 20.5% |
| Durham and Middlesex 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% |
24.6%±3.1 NY: 17.9% |
24.2%±7Lowest NY: 17.9% |
36%±5.5Highest NY: 17.9% |
| Bachelor’s degree+adults 25+ | 31.4%Highest NY: 40.2% |
21.1%Lowest NY: 40.2% |
28.3% NY: 40.2% |
26.8% NY: 40.2% |
| Enrolled in collegeshare of residents | 1.7%±1.7 NY: 7% |
1.3%±1.3Lowest NY: 7% |
1.3%±1.2Lowest NY: 7% |
4.9%±3.8Highest NY: 7% |
| Black Brook and Jay 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 |
$75,750±$21k 12% below NY |
$81,471±$15kHighest 5% below NY |
$67,852±$20kLowest 21% below NY |
| Durham and Middlesex 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 |
$208,100±$62k 51% below NY |
$245,300±$26kHighest 42% below NY |
$202,200±$48k 52% below NY |
| Durham and Middlesex are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Rentmedian gross, monthly | $1,272±$366 22% below NY |
$1,406±$672Highest 13% below NY |
$994±$844 39% below NY |
$783±$461Lowest 52% below NY |
| Middlesex and Jay 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 |
$3,459Lowest 47% below NY |
$3,728 43% below NY |
$3,633 45% below NY |
| Renters paying 30%+of income on rent | 27.4%±21.1 NY: 52.1% |
29.1%±39 NY: 52.1% |
19.3%±40.8Lowest NY: 52.1% |
46.9%±32Highest NY: 52.1% |
| Black Brook and Middlesex are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Below poverty line | 6.7% NY: 14% |
5.8% NY: 14% |
4.1%Lowest NY: 14% |
7.5%Highest NY: 14% |
| Housing | ||||
| Homeownersof occupied homes | 88.4% NY: 54.3% |
90.1% NY: 54.3% |
92%Highest NY: 54.3% |
88.1%Lowest NY: 54.3% |
| Typical home builtmedian year | 1977Highest 18 yrs newer than NY |
1974 15 yrs newer than NY |
1976 17 yrs newer than NY |
1970Lowest 11 yrs newer than NY |
| Getting to work | ||||
| Average commuteone way | 28 min 13% below NY |
25 minLowest 22% below NY |
33 minHighest about the NY average |
32 min 3% below NY |
| Work from home | 8.8%±3.2 NY: 14.9% |
18.2%±6.2Highest NY: 14.9% |
13%±7.8 NY: 14.9% |
3.4%±2.8Lowest NY: 14.9% |
| Middlesex and Durham 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 | — | — | #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 | None in town | CAIRO-DURHAM HIGH SCHOOL | — |
| Students per teacherat that high school | — | — | 7.9 |
— |
| 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.