$741,588Average Value$369Average Price per Sq Ft8Homes For Sale
A hamlet for nature enthusiasts and commuters, near the Hudson River
Pearl River is one of several Rockland County hamlets clustered together on the Hudson River, hugged by Harriman State Park to the west and Bear Mountain to the north. The town’s location in this mix is prized by homebuyers for its proximity to urban centers. “It’s a place for nature enthusiasts,” says Lauren Muller, a broker at Howard Hanna Realty. “We’re bordering New Jersey, but it’s an easy commute to Manhattan. The George Washington Bridge is about 20 miles away.”
More than 16,000 people live here and the median age is 40. Railroads and manufacturing are part of Pearl River’s past. But today the focus has shifted from industrialism to tourism and professional services. Blue Hill Plaza is an office complex with big name tenants like Verizon, and in 1972 it presented the county with its first skyscraper. Pfizer’s former campus on the north side has been turned into the New York Center for Innovation, a complex for biotech firms and startups. In 2018, the town hired an economic and tourism advisor, to help transition industrial zones around the train station into housing. Officials want Pearl River’s image to be a transit-forward town, where commuting spaces, living spaces and walkable restaurant rows exist in harmony.
Veterans Park truly shines in the warmer months, providing an abundance of space for everyone.
The Pearl River train station serves commuter rails on the Pascack valley line.
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Cape Cods and split-levels, plus larger modern traditional styles
Cape Cods and split-level homes form the backbone of the housing market here. These midcentury styles were on display in exterior shots for “Norby,” the first ever color television series, about a banker in Pearl River. But there are larger styles that take inspiration from colonials, as well as modern traditional homes — some of which can be from the 2020s. “You can find large properties here,” says Muller. It’s not uncommon for some homes to start at 2,000 square feet and reach over 4,000 square feet. Of course, prices reflect that: The local median of $640,000 is more than the national median. But to homebuyers, that can be a deal compared to what’s nearby. “It’s way more affordable than Westchester,” says Muller, referring to the county on the other side of the river. And then, with respect to neighboring hamlets, she says: “Parts of Nyack to the north can be pricey because of the views.”
There are gorgeous modern split level homes available in Pearl River.
Moderate Cape Cods can found on the market in Pearl River.
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Pearl River Union Free School District earns an A-minus
The Pearl River Union Free School District earns an A-minus rating overall from Niche. Franklin Avenue Elementary and Pearl River Middle are both Blue Ribbon schools, and they too earn an A-minus rating overall. Private education options include Saint Margaret, a Catholic institution serving pre-kindergarten through eighth grade.
Franklin Avenue Elementary in Pearl River has an overall Niche grade of -A.
St. Margaret School in Pearl River, NY, has 236 students in grades PK and K-8.
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Golf and other sports around Lake Tappan
Pearl River’s prime recreation spot is comprised of two destinations, separated by Lake Tappan. On one side, there’s Veterans Memorial Park, which has athletic facilities, a playground, a dog park and a pond to walk around. On the other side is Blue Hill Golf Course, a 27-hole course that makes liberal use of lake scenery. More lakes can be found at Harriman State Park — in fact, over 30 of them. Just 15 miles away, the park also has extensive trails and campsites. For no-frills leisure time, Pascack Brook Town Park on the west side offers open space for strolling and, as the name suggests, a brook for fishing.
Play a round of golf at Blue Hill Golf Course in Pearl River.
Enjoy the tranquil lake on a warm day that Veterans Memorial has to offer
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A walkable downtown full of restaurants and breweries
Retail and dining happen downtown, specifically along Central Avenue and Main Street, which intersect. Several watering holes are clustered around the train station, whether that’s the Pearl River Hotel with skee-ball and billiards or Defiant Brewing Company with its numerous barbecue platters. Next to the public library on Central is Joe and Joe, which offers modern interpretations of Italian classics in a white tablecloth setting. For a longer night out, Louie’s on the Avenue serves high-end steak and seafood dishes in a Victorian home. Larger chains include CVS and Shop Rite.
Pearl River's Main Street has a cute and vibrant scene.
Several watering holes are clustered around the train station in Pearl River, NY.
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Officials want the train station to be a centerpiece
Trains from the Pearl River station reach Manhattan in about an hour and 15 minutes during busy times. Drivers can get there in about an hour using the Palisades Interstate Parkway or the Garden State Parkway. Transport of Rockland, simply known as TOR, is the area bus system. The 93 bus in particular runs between downtown Pearl River and Sloatsburg, a village about 15 miles west. Suffern is a stop along the way, opening up more retail options. “That’s a bustling walkable town,” says Muller.
A decrease in overall number of crimes
According to Rockland County police, the county experienced a decrease in overall crime between 2021 and 2022. Violent crime did not fall by much, but property crime decreased sharply.
Written By
Paul Spencer
Photography Contributed By
John Georgiadis
Video By
Tyler Hall
Interested in learning more about homes in this area?
Reach out to
Kathleen Kennedy,
an experienced agent in this area.
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.
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On average, homes in Pearl River, NY sell after 37 days on the market compared to the national average of 49 days. The median sale price for homes in Pearl River, NY over the last 12 months is $665,000, up 9% from the median home sale price over the previous 12 months.
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