Compare towns
Pendleton vs Au Sable Forks vs Amherst
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Pendleton has grown the fastest since 2010 (+10%).
Au Sable Forks has the most affordable homes ($131k median).
Amherst has the youngest population (median age 39.1).
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 | Pendleton | Au Sable Forks | Amherst |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 7,034 |
369Lowest |
130,546Highest |
| Growth since 20102010 → 2020 census | +10%Highest NY: +4.2% |
-8.9%Lowest NY: +4.2% |
+5.9% NY: +4.2% |
| Median age | 46.7±4.1 17% above NY |
46.8±15Highest 18% above NY |
39.1±0.8Lowest about the NY average |
| Au Sable Forks and Pendleton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 21.6%±4.8Highest NY: 20.5% |
19.8%±9.9 NY: 20.5% |
19.2%±1Lowest NY: 20.5% |
| Pendleton and Au Sable Forks are within the Census margin of error here, so we can’t say which is really higher. | |||
| Age 65+ | 23%±4.3Highest NY: 17.9% |
23%±12.3Highest NY: 17.9% |
21.5%±0.9Lowest NY: 17.9% |
| Bachelor’s degree+adults 25+ | 34.9% NY: 40.2% |
27.2%Lowest NY: 40.2% |
57.3%Highest NY: 40.2% |
| Enrolled in collegeshare of residents | 4%±2.1Lowest NY: 7% |
10%±11.9 NY: 7% |
13.3%±0.8Highest NY: 7% |
| Amherst and Au Sable Forks are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $113,750±$27kHighest 32% above NY |
$52,656±$12kLowest 39% below NY |
$93,483±$2k 9% above NY |
| Pendleton and Amherst are within the Census margin of error here, so we can’t say which is really higher. | |||
| Home valuemedian, owner-occupied | $294,300±$39k 31% below NY |
$130,800±$84kLowest 69% below NY |
$311,600±$7kHighest 26% below NY |
| Amherst and Pendleton are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $994±$119 39% below NY |
$792±$553Lowest 51% below NY |
$1,393±$45Highest 14% below NY |
| Property taxmedian, yearly | $6,623Highest about the NY average |
$1,827Lowest 72% below NY |
$5,935 10% below NY |
| Renters paying 30%+of income on rent | 6.6%±17.3Lowest NY: 52.1% |
33.3%±62.2 NY: 52.1% |
53.1%±4.3Highest NY: 52.1% |
| Amherst and Au Sable Forks are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 9.4%Lowest NY: 14% |
13.8%Highest NY: 14% |
10.1% NY: 14% |
| Housing | |||
| Homeownersof occupied homes | 91.1%Highest NY: 54.3% |
73.7% NY: 54.3% |
69.9%Lowest NY: 54.3% |
| Typical home builtmedian year | 1978Highest 19 yrs newer than NY |
1967Lowest 8 yrs newer than NY |
1971 12 yrs newer than NY |
| Getting to work | |||
| Average commuteone way | 23 min 31% below NY |
29 minHighest 12% below NY |
20 minLowest 39% below NY |
| Work from home | 18.4%±6.6Highest NY: 14.9% |
0.6%±1.2Lowest NY: 14.9% |
15.9%±1.4 NY: 14.9% |
| Pendleton and Amherst 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 | #67 of 484 in NY | — | #72 of 484 in NY |
| School district | STARPOINT CENTRAL SCHOOL DISTRICT | — | AMHERST CENTRAL SCHOOL DISTRICT · SWEET HOME CENTRAL SCHOOL DISTRICT |
| High school in town | STARPOINT HIGH SCHOOL | — | WILLIAMSVILLE NORTH HIGH SCHOOL |
| Students per teacherat that high school | 14.5Highest |
— | 11.2Lowest |
| 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.