Redeveloping an inner ring commuter city just north of the Bronx
Mount Vernon is a city on the southernmost edge of Westchester County, a fixture in the first ring of New York City’s feeder suburban cities. Despite its proximity to the city which triggered its historic development, Mount Vernon’s own growth has not been constant, linear or smooth. In recent decades, systemic underfunding of an old city’s infrastructure brought Mount Vernon into a reckoning with its future needs, as it prepares to meet Westchester's fast-paced development. The city’s first comprehensive plan since 1968 brought residents’ wants and needs to the forefront in 2024, building guidelines for the city’s newest fixtures. Through obstacles ranging from the infrastructural to the economical, Mount Vernon continues to attract a community of residents seeking proximity to the five boroughs and a front row seat to the development initiatives working to polish the Jewel of Westchester.
Mount Vernon is a city on the southernmost edge of Westchester County, New York.
Gramatan Avenue in Mount Vernon is the main retail corridor of the city.
Mount Vernon has a long history of excellence in the arts.
Mount Vernon pays homage to military veterans in Hartley Park.
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Developing hospital systems in a New York City commuter suburb
Education and health care are Mount Vernon’s dominant modern industries, with many employees working for the city’s public schools. Montefiore Health System is the premiere provider for the city by way of the Mount Vernon Hospital. The hospital announced a $41 million modernization project in 2024, focused around bolstering the capabilities of its emergency department, operating rooms and family health capabilities.
Like the rest of Westchester County, Mount Vernon’s economy is also tied to its southern neighbor; commutability to New York City is key. The Bronx River and Hutchinson River parkways make up Mount Vernon’s western and eastern borders, each a busy commuter highway to New York City. The Bronx is immediately south of Mount Vernon. Heading west to the river-hugging Henry Hudson Parkway, commuters have a nearly 20-mile drive to Manhattan. Metro-North trains rattle by on both Harlem and New Haven line tracks, making stops at a few city stations. From the Mount Vernon East Station, riders are about 25 minutes away from Grand Central. Bee-line buses run routes throughout Westchester County, stopping on sidewalk-lined blocks throughout Mount Vernon. Commercial flights take off from LaGuardia Airport about 16 miles away.
Montefiore Mount Vernon Hospital is the city's biggest employer.
The Bronx River Parkway is on the western side of Mount Vernon.
Mount Vernon enjoys easy access into Manhattan via the Metro North Commuter Rail.
The Hutchinson River Parkway borders Mount Vernon's eastern side.
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Older housing and major infrastructure overhaul in Mount Vernon
Fleetwood is a neighborhood known for its sidewalk-lined blocks of sprawling turn-of-the-twentieth-century single-family homes that branch from its namesake Metro-North train station. Condo, co-op and apartment buildings are spread throughout the city, but are especially common near the intersection of the Cross County and Bronx River parkways. Many of the historic homes in Mount Vernon are in excellent condition; many other homes are in need of a fresh coat of paint or more serious structural fixes. The median home price in Mount Vernon is $390,000, lower than the median national price given by the National Association of Realtors of $416,700. Homes stay on the market for an average of 75 days, much longer than the national average of 44 days. Although cooler than many other markets in Westchester County, real estate professionals are confident about Mount Vernon’s enduring appeal. “There are charming, old Tudor and Victorian homes everywhere, the affordability – there will always be demand for houses in places like Mount Vernon,” says Valerio Santucci, a licensed real estate salesperson with Link NY Realty who specializes in Westchester County. “People know why they’re moving here. They’re moving to be in the suburbs but also have access to the city.”
Redevelopment strategies in Mount Vernon target multiple points of needed investment, one of which unfortunately carries the pungent smell of sewage. Through the early 2020s, the city’s overburdened, outdated infrastructure led to high-profile sewage leakages into the basements of homes and the Hutchinson River. Attention from city and state leadership brought in the millions of dollars needed to get started on vital pump stations and line replacements in 2022, and more extensive studies and projects are still ongoing. Heavy rain worsens the backup in the system and increases flood risk.
Beyond maintaining its existing infrastructure, Mount Vernon is looking to grow. Housing is at a premium throughout New York, making high-density, mixed-rate residential developments around Metro-North stations central to the Downtown Vision Report, a comprehensive city plan. Also covered in the comprehensive plan is a desire to bridge the perceived and physical gap between the north and south sides of the city, divided and historically segregated along the tracks of the New Haven line. While further physical bridging is unlikely, community bridging by holding citywide events is on the docket.
Condo buildings are popular in the Fleetwood area of Mount Vernon.
The northern and southern side of Mount Vernon are divided by Metro North rails tracks.
Victorian homes can be seen throughout Mount Vernon.
Mount Vernon's city center offers many transportation options.
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Multicultural Mount Vernon events
Like the five boroughs it borders, Mount Vernon celebrates its diverse population of residents. The smell of Caribbean, Latin American and countless other global cuisines waft from Hartley Park at the annual International Food Fest. City Fest is a block party that sprawls across downtown, packed with vendors and family-friendly activities. St. Paul’s Church is a National Historic Landmark, and the site of the city’s annual Juneteenth celebration, filling the grounds with religious programming, Civil War reenactments and talks from historians well-versed in the eras of slavery and emancipation. Mount Vernon is a hub of world religions; dozens of houses of worship serve different denominations in nearby churches and masjids.
Ripe is a popular Caribbean restaurant in Mount Vernon.
First United Methodist Church is on the South Side of Mount Vernon.
St. Paul’s Church in Mount Vernon is a National Historic Landmark.
Macedonia Baptist Church has a strong and long history in Mount Vernon.
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Recreation at the renovated Memorial Field Stadium
Community parks pepper Mount Vernon’s residential blocks, one of which recently received a multi-million-dollar facelift: Memorial Field Stadium. The stadium opened in the early 20th century but had fallen into disrepair by the beginning of the 21st. In 2023, the Mount Vernon Knights football team celebrated its decades-awaited reopening and revamped appearance by beating Yonkers at the inaugural game. The highway-hugging athletic fields of Hutchinson Park are just across the street. Along with saving the homes of city residents, fixing the city’s sewage system will also lead to an improvement in the Hutchinson River’s water quality, something which could lead to riverfront recreation in the future. Cyclists travel the Bronx River Pathway on the other side of town.
Memorial Field Stadium is a major source of pride for the residents of Mount Vernon.
Brush Park in Mount Vernon is the home of many Little League games in Westchester County.
Hartley Park is a main recreation hub center for the community of Mount Vernon.
The Hutchinson River Park runs alongside Mount Vernon.
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Shopping and dining in Downtown Mount Vernon
Branching off Gramatan Avenue on either side of the New Haven line underpass, Downtown Mount Vernon is shadowed by the fire escapes and creative facades of historic commercial buildings and a sidewalk-sprouted tree canopy. Between clothing stores, salons and banks, several casual restaurants are neighborhood staples. “Johnny’s is the best pizzeria you’ll ever go to,” Santucci says. A constant stream of customers into the understated local restaurant cements its reputation. In Fleetwood, The Bayou Restaurant serves Cajun cuisine and a constant stream of live blues and zydeco players. The vast retail offerings of Cross County Center are a short drive down its namesake parkway to the east side of neighboring Yonkers. Revitalizing this commercial corridor is one stated goal of Mount Vernon’s comprehensive plan, including improving the streetscape and introducing a broader variety of entertainment, cultural and business offerings.
Big change stores can be found in Mount Vernon.
The Bayou Restaurant in Mount Vernon serves Cajun cuisine.
The vast retail offerings of Cross County Center are a short drive from Mount Vernon.
Johnny's Pizzeria in Mount Vernon has a reputation as one of the best pizzerias in New York.
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High school choice at Mount Vernon City schools
Mount Vernon City School District earns a C-plus from Niche overall. Mount Vernon STEAM Academy earns a B and is one of three choice high schools in the district; the other two center a traditional style of learning and arts-based education respectively. The Montfort Academy is a private Catholic high school that earns an A-plus and pulls families attracted to small class sizes and its 100% four-year college acceptance rate.
Crime data and four seasons in Mount Vernon
According to data reported by the Mount Vernon Police Department to the FBI, violent crime slightly rose from 993 crimes to 1,110 from 2022 to 2023. Property crime saw a similarly small increase during the same time frame, from 1,120 crimes to 1,157.
Residents will see all four seasons, with temperate, precipitation-filled springs and autumns stretching between 80-degree summers and below-freezing winters.
Written By
Julia Szymanski
Photography Contributed By
Leon Cato
Video By
Alex Jacobsen
Interested in learning more about homes in this area?
Reach out to
Alissa Shimansky,
an experienced agent in this area.
GreatSchools:
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On average, homes in Mount Vernon, NY sell after 79 days on the market compared to the national average of 55 days. The median sale price for homes in Mount Vernon, NY over the last 12 months is $362,450, down 18% from the median home sale price over the previous 12 months.
Dual Income, Modern Luxury. Invest in this stunning newly built 2-family home, designed for today's savvy homeowners and for anyone looking for the peace of mind that comes from owning a brand-new home. This beautiful property features two spacious 3 beds, 2 bath apartments, each with its own private entrance. Equipped with open modern kitchens with high-end appliances and ample storage, generous
Welcome to this spacious and well-maintained 1-bedroom, 1-bath co-op nestled in the sought-after Oakwood Heights section of Mount Vernon. Perfectly positioned for today’s commuter, this home offers unbeatable convenience with easy access to major highways, Metro-North, public transportation, and nearby shopping, dining, parks, and everyday essentials. Whether you’re traveling into New York City
First time on the market in 50 years! Welcome to 461 S 1st Avenue, a spacious three-family property offering incredible potential for an owner-occupant, investor, or buyer ready to bring their vision to life. The first and second-floor units each feature 3 bedrooms, 2 full bathrooms, a living room, kitchen, den, and private balcony, offering generous and flexible living space. One of the
Vacant church property being sold strictly **AS-IS** on the South side of Mount Vernon, presenting a unique opportunity for investors, contractors, or developers to convert into a 1- or 2-family residence or restore for alternative use. The property requires significant repairs and is priced accordingly; **cash offers only** with proof of funds required. Sold with open permits. Zoned for
Welcome to a penthouse level Vernon Manor two bed co-op located in the vibrant city of Mount Vernon, the perfect opportunity to own. New stainless-steel range, stainless-steel fridge, beautiful wood cabinets, refinished hardwood floors covering 985SF and more. Comfortable low-maintenance lifestyle, only $965 with STAR. Modern security features, on-site laundry, waitlist for on-site assigned
Charming Studio Co-op in Westchester Gardens – Move-In Ready!Discover this beautifully renovated studio co-op in the highly sought-after Westchester Gardens! With a thoughtful design that perfectly balances space and style, this home is a true gem. The separate kitchen is a chef’s delight, boasting stainless steel appliances (gas range, refrigerator, and dishwasher), sleek white Caesarstone
Spacious Tudor Style Home with a Victorian Influence in Desirable Fleetwood. 5 Bedroom, 2 and a half bath. Timeless architectural charm with generous living space. It offers the perfect setting for comfortable everyday living and entertaining. Nice sized sun filled living room and formal dining room. Enjoy comfortable family room off the kitchen all connected by an easy flow floor plan designed
Discover the potential of this spacious pre-war Colonial-style three-family residence, ideally situated on a quiet tree-lined street in Mount Vernon. This well-maintained home features beautiful original details including natural hardwood moldings, stained glass windows, high ceilings, and decorative fireplaces that evoke timeless character. Each of the three distinct units offers functional
Bright & Spacious 1 Bedroom Co-op Move Right Ready Newly Painted. Unit Features Washer and Dryer, Lovely Kitchen, Dinning-area & Carpeting Throughout. Located Near All Public Transportation, Shops, Schools. Come See!! Must MEET YONKERS AFFORDABLE HOUSING GUIDE-LINES WHICH FOLLOW AS:1) Person maximum $ 91,500, 2) Persons maximum $ 105,100, 3) Persons maximum $ 118,200, 4) Persons maximum $ 131,350
Step into this beautifully renovated 1BR, 1-bath home in the completely restored Mona Lisa cooperative, where every detail feels fresh, inviting, and thoughtfully designed. The apartment has been fully gutted and reimagined with rich hardwood floors, sleek stainless-steel appliances, classic shaker cabinets, and elegant granite countertops. This is a wonderful opportunity to settle into a vibrant
Welcome home to this classic, solid-brick, two-story Colonial in this Northeast neighborhood of the Bronx. A commuter's dream, this property offers a rare and highly coveted feature: a one-car garage and ample additional parking for both residents and guests. Step inside to find a bright, move-in-ready interior boasting gleaming wood floors and a fresh coat of paint throughout. The thoughtful
Spacious One-Bedroom Co-Op... Yonkers... CARPETS REMOVED--NOW HIGH GLOSS FABULOUS HARDWOOD FLOORS--IMMEDIATE ASSIGNED PARKING... Swimming Pool...Two blocks from the Mt. Vernon West Metro-North station... 23 minutes to Grand Central... STRIKING HIGH GLOSS MODERN KITCHEN with 11 cabinets & 7 drawers...this generously sized one-bedroom puts Manhattan commuters in an enviable position. SO
Large Bright & QUALITY / STUNNING Renovated OPEN Floor Plan!! Nicely Appointed Rooms. Large (King Size Bed) Main Bdrm w/separate dinette area. Complex Grounds are WELL manicured w/nice landscaping. One of (If Not THE) BEST OVER All Values in a 100 Mile Radius of Westchester's. One of the LOWEST Maint w/Strongest Financials! Take A LQQk at the Pictures & Call to See it today! Coop Boasts Quiet
Welcome to 112 E. 4th St. Mount Vernon! charming Colonial single -family home offers a wonderful combination ofspace, character, and potential. Featuring a 3- bedroom duplex plus a "finished attic space", an enclosed front porch, and beautiful hardwood floors throughout. The home also features an upgraded gas boiler system. Situated on approximately 0.16 acre, the property offers a spacious
Modern living in a vibrant community with tree-lined streets, eclectic shops and multiple transit options, including Metro North's Fleetwood Station, just 0.2 miles away. Intelligently designed, modern studio - 3-bedrooms designed to connect you with the best of Westchester and beyond.
Extra Large three bedrooms two full bathrooms rental unit on the first floor. This has a separate dining room, separate living room, a large eat-in-kitchen with access to the back yard via a side door. Heating, cold and hot water included. Tenant only pays cooking gas and electricity. Coin operated washing machine/dryer in the basement. A full garage is available for an additional $350 per month.
Summer Leasing Special (**1 MONTHS FREE ON SELECT UNITS**)Welcome to The Marquee, entirely modern apartments with classic character. 697 Bronx River Road offers state-of-the-art living for individuals and families of different sizes. Each floor plan is thoughtfully designed with privacy and central shared living areas. The rich atmosphere includes beautiful hardwood floors throughout
Totally Updated, Nice Clean, Fresh Bright, 3BR Duplex Rental. New Kitchen, Dark Brown Mocha Soft Close Cabinets, (Appliances = Stove/Refrigerator/Microwave/Dishwasher), Bathroom, Electric, Plumbing, ect.... It's like living in a Single family the way the apartment has 2 floors! ALSO? Having the duplex/ 2 floors keeps the noise complaints between tenants to a minimum! The Location is convenient as
Not only are the Princeton Apartments luxurious, but they are also affordable. Soaring ceiling heights, oak and walnut flooring, bath tubs, ample closet space, and large master bedrooms and living rooms. Located in the heart of Fleetwood, New York. 3 blocks to the Fleetwood Metro North Train Station.
Large, newly renovated town house. Short term rental is possible. Washer/Dryer. Just steps to train and only 20 minutes to Grand Central Station. Master bedroom suite. Three bathrooms. Credit check and references required. Only 660 credit scores or more will be considered plus proof of ability to pay. Three bathrooms and huge eat-in-kitchen with parking for one car. Street parking also possible.
Tired of Hidden Fees? Discover Horizon at Fleetwood Apartments!No Extra Charges for Parking, Amenities, or Pets – Just One Simple Price!At Horizon at Fleetwood Apartments, we believe in straightforward, transparent pricing. Unlike other apartment communities, we don’t believe in nickel-and-diming our residents with extra fees for parking, amenities, or pets. You deserve better,
Property Id: 2799689 Skip the subway and walk to the train. This bright, beautifully laid out 2-bedroom apartment with a dedicated home office puts you walking distance from both Mount Vernon West and Fleetwood Metro-North stations making your Manhattan commute as effortless as it gets. Mount Vernon is one of Westchester's best kept secrets for NYC commuters sitting directly on the
Property Id: 2852703 Welcome to your new home! This beautifully renovated 2-bedroom apartment offers a perfect blend of comfort and style. Featuring brand new White Oak Luxury Vinyl flooring throughout, this apartment provides a modern and elegant touch. Enjoy the privacy of your own entrance with no tenants or neighbors above or below you. Step into a spacious living area illuminated
This amazing 1 Bedroom apt. is located in a private house near Fleetwood Mt Vernon. Private entrance, bedroom, full bathroom, eat in kitchen with new hardwood floors throughout the apartment. Available October 1st. Excellent Fleetwood neighborhood. Near major transportation & shopping center; walking distance to Metro North. Ample parking on quiet block with easy access to major highways. Note
Mount Vernon was settled by colonial Americans in the late 17th century and named after George Washington's famous Virginia homestead. This New York City suburb's North Side is just over 2 square miles and is bordered by the Bronx River to the west and the Hutchinson River to the east. Two parkways run on either side of the neighborhood, providing convenient access to Upstate or New York City. Susan Hawkins, a licensed associate real estate broker with Sotheby's and Mount Vernon resident, says, "The main neighborhood in the North Side is clustered around the Fleetwood Metro-North Station. There are beautiful prewar homes, colonials and Tudors from the 1920s." There are great deals in the North Side, especially if you're coming from a market like Manhattan or Brooklyn. "Many first-time homebuyers, with children or without, come to the North Side from the city," says Hawkins. Attractive high-rise prewar brick co-ops offer one-bedroom units for under $100,000. However, HOA fees can be high, up to $1,000 monthly. Lovely colonial foursquare homes from the prewar period can be found for under $400,000. Rambling old Victorians on large lots with original fireplaces and multiple bedrooms offer the enterprising homebuyer a chance to restore a grand old piece of history for under $600,000. Upwards of a million will buy gorgeous, restored colonials on hilly landscaped lots with old stone retaining walls under towering oaks. Residents have their pick of convenient grocery stores, such as Foodtown near the border of the South Side or Fresh Harvest further north near the Metro-North Rail Road's Fleetwood stop. Johnny's Pizzeria, one of Eater Magazine's 'Best Restaurants in Westchester,' is in the middle of the North Side. Johnny's has been slinging thin pies in its Yankee-decorated eatery since 1942. Newer restaurants are opening, too, as public-private partnerships build residential and commercial spaces in the city. "Gramatan Avenue is very walkable," says Hawkins. "And you can walk or drive next door to Bronxville in minutes." Foodies will note that Tredici Social in downtown Bronxville, under a mile north, just won a Michelin Bib Gourmand award. The Mount Vernon Department of Recreation recommends Willson's Woods Park on the neighborhood's east side. "The main draw is the wave pool," say employees. "Hartley Park is also very popular." The Mount Vernon School District received an overall C from the school rankings website Niche, with its teachers earning a B. Schools are better than average on the North Side. The Pennington School serves local students from kindergarten through eighth grade and received a B-minus on Niche. Mount Vernon Steam Academy High School received a B for its program. With a low student-teacher ratio of 15 to 1, it's ranked in the top 500 high schools in the state. Mount Vernon is considered an inner ring suburb with two train stations only a 40-minute ride from Grand Central Station in Midtown Manhattan. With prices skyrocketing in the five boroughs and beautiful old homes and quaint streets in places close by like Mount Vernon, it's no wonder new homebuyers are flocking to this small northern city.
Property Mix - Square Feet
Mount Vernon Has More Renters
Rental Home Trends
Number of Homes for Rent
50
Median Rent
$2,750
Median Single Family Home Rent
$3,200
Median 4 Bedroom Single Family Home Rent
$4,848
Median Townhouse Rent
$3,300
Median 3 Bedroom Townhouse Rent
$3,500
Median Condo Rent
$2,500
Median 2 Bedroom Condo Rent
$2,613
Demographics
Total Population
66,561
Median Age
41
Population Density
3 ppl/acre
Population under 18
22.4%
On par with the national average
23.8%
Population over 65
17.9%
On par with the national average
19.1%
Finances
Median Household Income
$72,057
Below the national average
$79,597
Average Household Income
$95,670
Education and Workforce
High School Graduates
84.3%
On par with the national average
89%
College Graduates
31.7%
On par with the national average
34.1%
Advanced Degrees
13.5%
% Population in Labor Force
66%
Weather
Annual Precipitation
45''
Average Winter Low Temperature
29°F
Average Summer High Temperature
86°F
Annual Snowfall
25''
Area Factors
Moderately bikeable
Bikeability®
60/ 100
Very walkable
Walkability®
80/ 100
Strong public transit
Transit®
80/ 100
Source: Local Logic
Sources: Local Logic
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
