$777,740Average Value$412Average Price per Sq Ft32Homes 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
Liz Benuscak,
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 34 days on the market compared to the national average of 55 days. The median sale price for homes in Pearl River, NY over the last 12 months is $690,000, down 2% from the median home sale price over the previous 12 months.
MAGNIFICENT CAPE COD SITTING PRETTY ON THIS WONDERFUL FLAT PROPERTY. FEATURES FOUR BEDROOMS, ONE FULL NEW BATH, HUGE LIVING ROOM WITH LARGE PICTURE WINDOW, NEW EAT-IN KITCHEN WITH STAINLESS STEEL APPLIANCES AND QUARTZ COUNTERTOPS, TWO BEDROOMS ON THE MAIN FLOOR WITH NEW FULL BATH AND 2 BEDROOMS UPSTAIRS. NEW HARDWOOD FLOORS AND CARPETING AS SEEN. HIGH HATS, CROWN MOLDINGS. WASHER/DRYER HOOKUP.
Beautiful Raised Ranch with 4 bedrooms and 3 full bathrooms situated on .34 acres. The roof is approximately 10 years old. The updated kitchen features granite countertops and stainless-steel appliances. Enjoy barbecues on the deck with retractable awning just off the kitchen with steps leading to lower level. Hardwood floors extend throughout the upper level living room, formal dining room,
Welcome to 6 Marycrest Road, an exceptional custom-built contemporary ranch privately nestled on 1.48 beautifully wooded acres within the coveted Marycrest enclave of Pearl River. Distinguished by its generous scale, sophisticated architecture, and exceptional privacy, this remarkable residence offers a rare opportunity to experience elevated single-level living in one of the area’s most
Welcome to this sophisticated but sweet, updated ranch-style home, located on a quiet street in the small Hamlet of Nanuet.This three bed one bath home has 1120 sq feet upstairs and approx 750 additional sq feet of bonus finished space downstairs.Beautiful hardwood floors, streams of sunlight and a thoughtfully flowing floorplan makes this home easy to live in. Newer renovations
Currently under construction by SMK Home Builders, one of Rockland County’s most respected custom builders with more than 30 years of experience, this approximately 3,200 square foot new home combines striking architectural presence with expansive, interconnected living spaces designed for today. The handsome exterior features dark board and batten siding, crisp white trim, multiple front gables
Perched into the hillside overlooking downtown Pearl River, this exceptional, one-of-a-kind property offers a rare blend of ultra-luxury living, income potential, and long-term upside. Featuring TWO FULLY RENOVATED SINGLE-FAMILY HOMES on one expansive lot - this is a true lifestyle investment with unmatched versatility. The main residence is a showpiece - designed to impress, while remaining warm
Start your morning in a home where everything feels easy. The open floor plan makes it simple. There’s nothing to do but unpack, settle in, and begin enjoying your new home.Tastefully renovated in 2005-2006, this five-bedroom home offers lots of space with the move-in-ready lifestyle you’ve been waiting for. Designed for both everyday living and effortless entertaining, the open layout
Welcome to easy, low-maintenance living in the highly sought-after Hollows of Pearl River—a premier 55+ community offering comfort, convenience, and lifestyle all in one.This bright and spacious second-floor residence features approximately 1,245 square feet of well-designed living space, complete with beautiful hardwood floors and an abundance of natural light throughout. The open layout
Welcome to 227 N Middletown Road, Apartment D, a charming 2-bedroom, 1-bath home in the desirable Celia Gardens community of Pearl River. This inviting residence offers a comfortable and functional layout with a bright living space, well-proportioned bedrooms, and convenient in-unit laundry. Additional features include a designated parking space and a private storage room, providing the extra
MAGNIFICENT CAPE COD SITTING PRETTY ON THIS WONDERFUL FLAT PROPERTY. FEATURES FOUR BEDROOMS, ONE FULL NEW BATH, HUGE LIVING ROOM WITH LARGE PICTURE WINDOW, NEW EAT-IN KITCHEN WITH STAINLESS STEEL APPLIANCES AND QUARTZ COUNTERTOPS, TWO BEDROOMS ON THE MAIN FLOOR WITH NEW FULL BATH AND 2 BEDROOMS UPSTAIRS. NEW HARDWOOD FLOORS AND CARPETING AS SEEN. HIGH HATS, CROWN MOLDINGS. WASHER/DRYER HOOKUP.
Take advantage of special pricing on this beautifully appointed Catamount by Toll Brothers, available for a Fall 2026 move-in. Designed for effortless luxury, this elegant home features a desirable first-floor primary suite and professionally curated designer finishes that blend timeless sophistication with modern style.Thoughtfully crafted for both everyday living and entertaining, this
Charm, space and a picture-perfect setting await you at this lovely 3- bedroom 2- bath home in the heart of Pearl River. Featuring a classic, open-feeling layout and nestled on a beautifully manicured lot, this property is designed for making memories. Relax on your expansive front porch, host summer gatherings in the private yard or just chill in the sunken hot tub. This home is a true suburban
Introducing an extraordinary 5-bedroom, 5-bath contemporary home that embodies sophistication, architectural grandeur, and unparalleled privacy on 1.58 acres in the highly sought after community of Pearl River. This residence welcomes you with soaring vaulted ceilings, dramatic two-story windows, exquisite crown molding, rich hardwood flooring, natural gas heat-o-later fireplace and bespoke
The stunning Endicott beautifully blends expansive entertaining spaces with luxurious retreats. A soaring two-story foyer flows into a two-story casual dining area and great room with views of the rear yard beyond. The well-designed kitchen is enhanced by an oversized center island with breakfast bar, ample counter and cabinet space, and a sizable pantry. The secluded primary bedroom suite is
Welcome to 148 Franklin Street, conveniently located in Pearl River! This spacious 3 bedroom, 2 bath first floor duplex offers comfortable one level living with a private entrance and a functional layout. Features include a brand new dishwasher, updated in unit washer and dryer, garage parking, and a private yard. A basement provides additional storage space. Conveniently located near downtown
Welcome to your tranquil oasis in Montvale! Nestled in a quiet, private residential setting, this charming rental offers comfortable and convenient living. The home features one spacious main living area, a separate eat-in kitchen, and a full bathroom. Enjoy the convenience of off-street parking and an ideal location just approximately one mile from both the Montvale and Pearl River train
More Than Your Typical Studio! Private Entrance, Parking and Yard Access in a Prime Nanuet Location. Welcome to 9 Cottage Avenue, offering a surprisingly spacious and functional layout with the privacy and extras that are hard to find in studio living. Filled with natural light, the apartment features hardwood floors, a generous main living area with charming bay windows, a separate kitchen, full
Private Cottage Available Now! Enjoy a beautiful cottage with dedicated parking, fenced yard, paver patio, and mature landscaping for added privacy. The open layout features cathedral ceilings, new tile flooring, granite kitchen with dishwasher, modern bathroom, sunroom, in-unit laundry, and a wood-burning fireplace. Month-to-month available. Water included. Income verification required. Some
BEAUTIFUL, JUST COMPLETELY RENOVATED 1 BEDROOM APARTMENT RENTAL IN PEARL RIVER. STAINLESS STEEL KITCHEN W/GRANITE COUNTERTOPS, & BEAUTIFUL FULL BATHROOM. LOCKED ENTRANCE, 2 PARKING SPACES, PRIVATE LOCKED STORAGE AREA & COIN OPERATED LAUNDRY IN BUILDING IN COMMON AREA. LANDLORD PAYS GAS, HEAT, WATER, SNOW REMOVAL AND LAWN CARE. TENANT PAYS ELECTRIC.
TOTALLY RENOVATED! ABSOLUTELY GORGEOUS LARGE ONE BEDROOM APARTMENT. READY FOR IMMEDIATE USE. NEW KITCHEN WITH STAINLESS STEEL APPLIANCES. NEW BATH. LOTS OF CLOSETS. BEAUTIFUL FLOORS.
Excellent Location in the heart of Pearl River * Brand new construction 2025 * Granite countertop, stainless steel appliances (refrigerator, range, microwave) * Oversized Walk in closet * Combination wall mounted air conditioning/heating units so windows are free and clear year round * Tile floor in the bathroom with shower/tub * Coin operated washers/dryers in basement * Bright one bedroom
Bright one bedroom 1st floor apt * Partially renovated 7/2023, new kitchen cabinets, granite counter tops, laminate floors and 2 ceiling fans * 7/2026 * New bathroom 2023 * Walk in shower * Freshly painted * Existing blinds are from prior tenant; blinds are tenant's personal property * Short distance to public transportation, train, bus, laundromat, shopping, restaurants, library and park * One
Welcome to 264 Ehrhardt Rd! Charming 3 br, 2 bath colonial. Tastefully upgraded kitchen & baths. Situated on an oversized flat yard and offering a large rear deck for outdoor enjoyment. Plenty of parking & use of 1 car detached garage. Hardwood floors thru out, new wash/dry, great fireplace. Convenient to all & award winning Nanuet schools. Hurry!
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