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.
"MAGNOLIA RETREAT" - Tucked away on a quiet tree-lined street in one of Rockland County's most beloved hamlets, 182 N Magnolia Street is where timeless charm meets serene, storybook living. Backing up to untouched town land and a gently flowing brook, this expanded colonial offers nearly 2,500 square feet of timeless charm and tranquil living - just 45 minutes from the heart of New York City
Nestled discretely on .45 lush acres here in Pearl River, this impressive modern 5BR, 4Bth Colonial flawlessly fuses the appetite for enduring tradition with the tastes of modern living. Warm, inviting, and spacious, the home is awash in natural light and hosts more than 3500 sq ft of refined living space plus the 1100 sq ft finished lower-level perfect for multigenerational living. A very
Custom built by current owner, your new home is a 5 Bedroom, colonial with a long driveway in a “cul-de-sac like” enclave of Pearl River. 332 South Middletown Road is a perfect blend of classic charm and comfort and a host’s paradise with its 3 spacious entertaining rooms and eat-in kitchen.Walk through the wraparound porch to enter the home through a 2-story foyer with a beautiful, curved wood
"MAGNOLIA RETREAT" - Tucked away on a quiet tree-lined street in one of Rockland County's most beloved hamlets, 182 N Magnolia Street is where timeless charm meets serene, storybook living. Backing up to untouched town land and a gently flowing brook, this expanded colonial offers nearly 2,500 square feet of timeless charm and tranquil living - just 45 minutes from the heart of New York City
Nestled discretely on .45 lush acres here in Pearl River, this impressive modern 5BR, 4Bth Colonial flawlessly fuses the appetite for enduring tradition with the tastes of modern living. Warm, inviting, and spacious, the home is awash in natural light and hosts more than 3500 sq ft of refined living space plus the 1100 sq ft finished lower-level perfect for multigenerational living. A very
Coveted Pearl River Location | Sought-After Nanuet School District. Welcome to your next home, ideally nestled on the Pearl River–Nanuet border in one of the area’s most desirable neighborhoods. This spacious two-level residence offers flexibility, charm, and endless potential—perfect for those seeking comfort, convenience, and a serene outdoor lifestyle. Set on a generous lot with lush, wooded
Beyond the luxurious interiors, The Reserve at Pearl River is a place to cultivate friendships and engage in vibrant activities. Our thoughtfully curated amenities, including our resident clubhouse, swimming pool, and gym, provide spaces for physical activity, relaxation, and social gatherings. Whether you want to stay active, connect with neighbors, or relax in style, The Reserve at Pearl River
Welcome to 15 N Henry Street – A Rare Blend of Vintage Charm in the Heart of Pearl RiverNestled on a quiet, tree-lined street in the highly sought-after hamlet of Pearl River, 15 N Henry Street is a timeless 1939 Craftsman-style home that exudes character, warmth, and curb appeal. Meticulously maintained and thoughtfully updated over the years, this 3-bedroom, 2-bathroom residence spans over
Luxury Furnished 1-Bedroom Apartment In Pearl River,NY. - All-Inclusive Amenities!Looking for a seamnles move-in experience? This Fully Furnished Luxuary Apartmentoffers comfort, convenience, and top-tier services, making it the perfect home.Premium Furnishings & Housekeeping - Includes high-quality sheets, towels,kitchenware, and stylish decor.Utilities & Services
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Average Home Value
Source: Public RecordsDisclaimer: 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.
