Upper Grandview
Neighborhood in Orangetown, New York
Rockland County 10960
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.
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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.
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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.
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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.
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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.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.
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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.
Written By
Christina Norwood
Photography Contributed By
James Leynse
Video By
Sara Warthen
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Agents Specializing in this Area
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Kevin Novotny
Kevin Novotny
Keller Williams Hudson Valley
(845) 697-1429
94 Total Sales
1 in Upper Grandview
$1,625,000 Price
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Noemi Morales Barile
Noemi Morales Barile
Coldwell Banker Realty
(845) 682-5265
100 Total Sales
3 in Upper Grandview
$816K - $1.3M Price Range
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Saleem Naber
Saleem Naber
ERA Insite Realty Services
(914) 862-7907
31 Total Sales
1 in Upper Grandview
$960,000 Price
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Haakim Byrd
Haakim Byrd
HomeSmart Homes & Estates
(845) 420-3634
155 Total Sales
1 in Upper Grandview
$935,000 Price
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Frank Bohlke
Frank Bohlke
Responds Quickly(845) 570-9901
78 Total Sales
1 in Upper Grandview
$940,000 Price
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Lillian Chase
Lillian Chase
Responds QuicklyChristie's Int. Real Estate
(845) 472-4383
92 Total Sales
1 in Upper Grandview
$726,400 Price
Schools
Source:
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
- 9th to 12th
- Public
- 6th to 8th
- Public
- K to 2nd
- Public
Interested in learning more about homes in this area? Reach out to , 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
Upper Grandview Demographics and Home Trends
On average, homes in Upper Grandview, Orangetown sell after 55 days on the market compared to the national average of 49 days. The median sale price for homes in Upper Grandview, Orangetown over the last 12 months is $1,045,000, up 12% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$1,150,000
Median Sale Price
$1,045,000
Median Single Family Sale Price
$1,150,000
Median Change From 1st List Price
5%
Last 12 months Home Sales
10
Median Home Sale Price YoY Change
12%
Average Price Per Sq Ft
$486
Neighborhood Facts
Number of Homes in Neighborhood
232
Number of Homes for Sale
7
Median Year Built
1958
Months of Supply
8.40
Average Single Family Home Size Sq Ft
2,556
Above the national average
1,933
Average Townhouse Size Sq Ft
1,993
Median Lot Size Sq Ft
25,918
Distribution of Home Values
Homes for Sale
Homes for Rent
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Average Home Value
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.
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