Compare towns
Junius vs Gerry vs Phelps
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Junius has the most kids (25.4% under 18).
Gerry has the most affordable homes ($119k median).
Phelps has the most people working from home (13%).
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 | Junius | Gerry | Phelps |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 1,196Lowest |
1,668 |
6,624Highest |
| Growth since 20102010 → 2020 census | -5.6%Highest NY: +4.2% |
-6.5%Lowest NY: +4.2% |
-6.2% NY: +4.2% |
| Median age | 42.6±4.9Lowest 7% above NY |
52.4±5.7Highest 32% above NY |
44.4±4.8 12% above NY |
| Gerry and Phelps are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 25.4%±4Highest NY: 20.5% |
20.9%±3.9Lowest NY: 20.5% |
21.6%±3.8 NY: 20.5% |
| Junius and Phelps are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 16%±2.9Lowest NY: 17.9% |
29.9%±3.1Highest NY: 17.9% |
23.1%±3.3 NY: 17.9% |
| Bachelor’s degree+adults 25+ | 7.9%Lowest NY: 40.2% |
23.4% NY: 40.2% |
25.6%Highest NY: 40.2% |
| Enrolled in collegeshare of residents | 1.2%±1.2Lowest NY: 7% |
3.4%±2.3 NY: 7% |
4.4%±2.2Highest NY: 7% |
| Phelps and Gerry are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $76,750±$13k 11% below NY |
$68,667±$12kLowest 20% below NY |
$80,262±$13kHighest 7% below NY |
| Phelps and Junius are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $160,400±$13k 62% below NY |
$119,200±$10kLowest 72% below NY |
$166,300±$10kHighest 61% below NY |
| Phelps and Junius are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $1,333±$243Highest 18% below NY |
$1,138±$260 30% below NY |
$1,124±$95Lowest 31% below NY |
| Junius and Gerry are within the Census margin of error here, so we can’t say which is really higher. | |||
| Property taxmedian, yearly | $2,875 56% below NY |
$2,606Lowest 60% below NY |
$3,932Highest 40% below NY |
| Renters paying 30%+of income on rent | 59.4%±34.2 NY: 52.1% |
61.2%±16.1Highest NY: 52.1% |
43.7%±14.2Lowest NY: 52.1% |
| Gerry and Junius are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 13%Highest NY: 14% |
9%Lowest NY: 14% |
10.2% NY: 14% |
| Housing | |||
| Homeownersof occupied homes | 89.8%Highest NY: 54.3% |
75.2%Lowest NY: 54.3% |
88.1% NY: 54.3% |
| Typical home builtmedian year | 1979Highest 20 yrs newer than NY |
1967 8 yrs newer than NY |
1953Lowest 6 yrs older than NY |
| Getting to work | |||
| Average commuteone way | 19 minLowest 42% below NY |
27 minHighest 17% below NY |
21 min 36% below NY |
| Work from home | 4.6%±2.3Lowest NY: 14.9% |
6.2%±4.2 NY: 14.9% |
13%±4.6Highest NY: 14.9% |
| Phelps and Gerry 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 | — | — | #197 of 484 in NY |
| School district | — | CASSADAGA VALLEY CENTRAL SCHOOL DISTRICT | PHELPS-CLIFTON SPRINGS CENTRAL SCHOOL DISTRICT |
| High school in town | — | CASSADAGA VALLEY MIDDLE/HIGH SCHOOL | MIDLAKES MIDDLE/HIGH SCHOOL |
| Students per teacherat that high school | — | 8.7Lowest |
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.