$1,203,555Average Value$436Average Price per Sq Ft7Homes For Sale
Sweeping views of the Hudson River and an easy commute to NYC
Perched on hills above the Hudson River, Upper Grandview earns its name with its sweeping, eagle-eye views of the water. “What draws all of us to this area is the beauty — the scenic beauty, the Hudson River, the convenience,” says Noemi Morales Barile, an associate broker at Coldwell Banker with 40 years of experience who has lived in nearby Piermont for over 30 years. “The feeling of being 1,000 miles away, yet being able to access the convenience of things like airports and the city and the theater, and all the things that New York is so attractive for. So it’s a very low-key, nice community, and it’s just a great place to live.” Barile says that once people find the community, 25 miles from New York City, they rarely want to leave. “We used to call it the best-kept secret around, but it’s no longer the best-kept secret because people kept finding us and wanting to be a part of the community,” she says.
Houses built into leafy hillsides for the views
Upper Grandview’s hills are its defining feature. They give the neighborhood its views, but they also impact the homes, which are often built into their slopes and hidden from the road by trees. Some houses need to be approached on steps, and driveways are a bit of an adventure all on their own. “Some driveways are scarier than others. I represented a house where, when I went to the top of the driveway, I couldn’t see where I was going — it was like being on a rollercoaster ride,” Barile says. “After you do it a few times, you become an expert.” She says the steep driveways don’t deter many homebuyers, though, not with the reward of water views and beautiful weather. “And in some places, up on Tweed Boulevard, which is the uppermost roadway in our neighborhood, you could have 30-mile views of the Hudson, Westchester, Hook Mountain, and to the south, the Palisades. So it’s pretty impressive when you’re up there looking down.”
Homes in Upper Grandview range from little Cape Cods and hi-ranches to large custom-built homes in a range of styles like Second Empire and 1970s Contemporary-style homes. Small homes that need updates sometimes start as low as the $600,000 range, but homes routinely sell for over $1 million. Large, updated homes with acreage and commanding views of the water can sell for over $3 million.
This French Colonial in Upper Grandview is listed for over $2.3 million.
This contemporary style home in Upper Grandview has spectacular views of the Hudson River.
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Enjoying the Hudson River, Piermont Pier and nearby hiking
Barile says residents often head to the river to canoe or kayak, fish, boat and even swim. Just outside Upper Grandview, Blauvelt State Park offers 590 acres of hiking trails. Driving a couple of miles into nearby Piermont opens up even more options. The Piermont Pier is a popular destination for residents, stretching nearly a mile into the river. “So it’s a place where people come to walk their dogs, to fish, to ride their bikes — to just have an enjoyable afternoon or morning,” Barile says. She adds that Piermont’s marinas, rowing clubs and more are also popular, including the Tallman Beach and Pool Club. “You can join the club there — they have a liquor license — you can have a margarita while you swim, and you look out onto an amazing view of 1,050 acres of protected marshland,” Barile says.
Blauvelt State Park has 644-acres of undeveloped nature in Orangetown, NY.
The Piermont Pier was built by hand in the mid-1800s.
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Highly rated Nyack public schools
The Nyack Union Free School District, which Niche gives an A and lists as the third-best district in Rockland County, serves Upper Grandview. Children can attend Upper Nyack Elementary School and Nyack Middle School, which both earn A-minuses, before moving on to Nyack High School. With an A on Niche and a student-to-teacher ratio of 10-to-1, the site lists it as the fourth-best public high school in the county.
Nyack Senior High School is a highly rated, public school located in Nyack, NY.
Upper Nyack School is a highly rated public elementary school.
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Shopping and dining in nearby Piermont or Nyack
Upper Grandview itself is entirely residential, but neighboring Nyack and Piermont, both have popular — and growing — downtowns less than 2 miles away. Both downtowns offer grocery stores alongside local shops, restaurants and entertainment. Barile says Nyack is a little bigger, offering a wider variety of shops and restaurants, but Piermont offers some iconic spots like the area’s oldest jazz bar, Turning Point. The bar hosts live music, and Barile recommends buying tickets early online because it’s such a small venue. “And that’s what makes it so special. Everyone is basically on top of each other, but you’re listening to some of the best music around,” she says.
Upper Grandview residents who enjoy cycling can head to the Coffee Ride Cafe in Nyack for a quick coffee break.
The boutique Elisa in Piermont has a custom selection of clothing and jewelry popular with Upper Grandview residents.
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Connecting to major highways on Route 9W, commuting to NYC
U.S. Route 9W runs through Upper Grandview, providing access to Piermont and Nyack. Heading north along the road connects residents to Interstate 287 in minutes. Montefiore Nyack Hospital is just over 2 miles away, and the 25-mile drive to New York City takes about an hour, depending on traffic. It’s about 6 miles to the commuter rail station in Tarrytown on the other side of the Hudson. From there, the train reaches Penn Station in about an hour and 20 minutes.
Annual events in Piermont and Nyack
Upper Grandview’s position between Piermont and Nyack means residents are always just a short drive from events in either community’s downtown. “Like in Piermont, they plan an Octoberfest and they have an art fair, and every Sunday they have a farmers market,” Barile says. Nyack hosts an annual SeptemberFest Street Fair, which features over 200 local vendors selling handmade goods alongside live music and food. “We’re small, but we handle big things, and there’s always something to do,” Barile says.
Residents gather and enjoy the fresh food at the Nyack Farmer's Market.
Each year a huge crowd comes to partake in the Nyack Street Fair.
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Occasional, minor impacts of hurricane season
Like the rest of New York, hurricanes or tropical storms occasionally pass over Upper Grandview. Thanks to the neighborhood’s elevation, First Street, a climate risk data organization, says the neighborhood has a minor risk of flooding — and that most of the risk applies to roads, not homes. The storms bring a major risk of high winds, but managing trees can help minimize the risk.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Are you familiar with the Upper Grandview neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Upper Grandview
US
Homicide
3
4
Sexual Assault
1
4
Assault with Weapon
1
4
Robbery
1
4
Burglary
2
4
Motor Vehicle Theft
1
4
Larceny
1
4
Crime Score
1
4
Source: WhatIsMyCrimeRisk.com
Upper Grandview Demographics and Home Trends
On average, homes in Upper Grandview, Nyack sell after 114 days on the market compared to the national average of 54 days. The median sale price for homes in Upper Grandview, Nyack over the last 12 months is $972,500, down 15% from the median home sale price over the previous 12 months.
Located only 25 minutes to the George Washington Bridge, this "Modern Barnhouse" 4,700 square foot home sits perched atop the Cliffs of Upper Grandview and possesses commanding and unparalleled views of The Hudson River and the Cuomo/Tappan Zee Bridge. Construction will begin soon and at present, buyers have the unique opportunity to make their custom choices, placing their own stamp of
Step into this charming, updated Victorian-style residence in Upper Grandview! with breathtaking views of the Hudson River and Bridge! originally built in 1895 and totally renovated in 2025, with careful attention to preserve its character and charm. Situated on a 1.1-acre lot surrounded by trees, inside you’ll discover original crown moldings, high ceilings, large windows, all-season wrap around
"SKYLINE SANCTUARY" - Just thirty minutes from the energy of New York City, a world apart awaits. Skyline Sanctuary rises above the Hudson Valley’s wooded hills like a contemporary retreat - where every window frames nature's art and every terrace invites the soft hush of trees and river breeze. Boasting 4,522 square feet of light-filled living space on .58 acres of private, landscaped grounds,
Discover your own piece of heaven in Upper Grandview. This breathtaking 2500SF custom home is set to be built in 2025 offering an unparalleled blend of modern elegance and natural beauty. With its commanding view of the majestic Hudson River, this property promises a serene retreat just 15 minutes from the George Washington Bridge. Nestled in the sought-after Upper Grandview area, this future
Build Your Dream Home with Breathtaking Hudson River Views! Welcome to 19 Shadyside Ave, an approved .72-acre building lot in the prestigious Upper Grandview neighborhood. This exceptional property offers stunning panoramic views of the Hudson River and the beautifully illuminated Mario Cuomo Bridge, creating a picturesque backdrop day and night. Located just 30 minutes from New York City with
Perched along the scenic Hudson, this charming log-style home at 1007 Route 9W S immediately captivates with its rustic exterior, expansive front windows, and breathtaking panoramic views of the Hudson River, the Tappan Zee Bridge, and the NYC skyline — a rare blend of natural beauty and urban convenience. Inside, sunlight floods the welcoming foyer and flows throughout the thoughtfully designed
Discover a rare 1.14-acre parcel in the highly desirable Upper Grandview section of Nyack, NY—offering Hudson River views and a striking vantage point of the Tappan Zee / Governor Mario M. Cuomo Bridge, connecting Rockland and Westchester counties. This is a prime opportunity for a builder, investor, or anyone looking to create a custom dream home in one of the most sought-after communities in
Buyers, Bring Your Vision and Contractor! Set high above the Hudson River in the highly sought-after village of Nyack, this gated 4-bedroom, 4-bathroom home offers over 4,500 sq ft of space with panoramic water views — ready to be transformed into something truly spectacular.Situated on a private 1.7-acre lot surrounded by trees and wildlife, this property offers a unique opportunity for
"WHERE THE MOUNTAIN MEETS THE RIVER" - Carved directly into the mountainside and overlooking the Hudson River, this custom architectural designed contemporary home feels like a private retreat suspended between nature and skyline. Just 30 minutes from Manhattan and moments from the charm of Nyack and Piermont, 908 Route 9W offers a unique setting that blurs the line between indoor and outdoor
Rockcroft. Subdivision of the Underhill family's old homestead in Upper Grandview. This .73 acre property offers seasonal VIEWS OF THE HUDSON RIVER, with some simple trimming and removal of limbs and trees, will be enhanced. This property features a gentle slope in the lower portion, and a dramatic rocky landscape in rear. Should be an easy build. Best of all there is a 30 ft wide
Spacious 2 bedroom/1 bath apartment with an outdoor space, parking, laundry, access to Piermont-Nyack path to exercise and enjoy. Seasonal river views. Utiliites are not included. Pets are a possibility.
Country Retreat available now. Imagine starting your mornings with coffee on your private deck, overlooking the Hudson River as boats drift by and birds glide overhead. This charming 1-bedroom loft-style apartment offers a peaceful retreat with easy access to everything you need.Step inside to an updated open kitchen featuring stainless steel appliances, granite countertops, a gas stove, and
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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.
