$1,225,666Average Value$476Average 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
Interested in learning more about homes in this area?
Reach out to
Noemi Morales Barile,
an experienced agent in this neighborhood.
Parks in this Area
Flywheel Park
River
Walking Paths
Blauvelt State Park
Bike Trails
Trails
Hiking
Piermont Pier
Transit
Airport
Westchester County
29 min drive
Demographics and Home Trends
On average, homes in Upper Grandview, Orangetown sell after 55 days on the market compared to the national average of 47 days. The average sale price for homes in Upper Grandview, Orangetown over the last 12 months is $1,147,325, up 9% from the average home sale price over the previous 12 months.
A Legacy of Elegance: Historic Hudson River Estate with Modern LuxuryThis extraordinary mini-estate includes a five-bedroom home, five-car garage, private guest cottage, and an office studio sited on 1.37 acres with commanding views of the Hudson River.The main home, a harmonious marriage of old-world charm and modern chic, exudes a sense of peace and calm from the moment you enter. High
Step back in time and embrace modern comfort in this stunning, fully renovated historic 1895 Victorian! Cloistered on a generous 1.1-acre parcel, this home offers breathtaking views of the majestic Hudson River and the iconic Cuomo/Tappan Zee Bridge, which transforms into a vibrant spectacle of colorful lights each evening.Imagine sipping your morning coffee or unwinding after a long day in the
Rockcroft. Subdivision of the Underhill family's old homestead in Upper Grandview. This property will offer DRAMATIC VIEWS OF THE HUDSON RIVER, with some simple trimming and removal of limbs and trees. See #1 photo of water view. This property is mostly flat and with a gentle slope. Should be an easy build. Best of all there is a 30 ft wide access road/driveway, shared by other lots
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
Interested in learning more about homes in this area?
Reach out to
Noemi Morales Barile,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
570
Median Age
53
Population under 18
17.4%
Below the national average
23.8%
Population over 65
30.4%
Above the national average
19.1%
Finances
Median Household Income
$183,749
Significantly above the national average
$71,702
Average Household Income
$194,561
Education and Workforce
High School Graduates
99.1%
College Graduates
77.5%
Significantly above the national average
34.1%
Advanced Degrees
36.2%
Above the national average
13.3%
% Population in Labor Force
57.3%
Weather
Annual Precipitation
46''
Average Winter Low Temperature
26°F
Average Summer High Temperature
87°F
Annual Snowfall
4''
Area Factors
Somewhat Bikeable
Bike Score®
22/ 100
Car-Dependent
Walk Score®
0/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
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.
