Housing data for Pearl River, NY
Pearl River, NY has an estimated 16,155 residents and 6,214 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Rockland County.
22.6% of households rent.
The median gross rent is $1,973 a month.
Figures last updated on .
- Residents
- 16,155 (±1,054)
- Housing units
- 6,214 (±352)
- Households that rent
- 22.6%
- Median gross rent
- $1,973
- Residents since 2015–2019
- −1.9%
What stands out in Pearl River
Median household income: $145,063 (±$14,866) in Pearl River, higher than in Rockland County ($109,959).
Households that rent: 22.6% (±4.1 points) in Pearl River, lower than in Rockland County (32.1%).
Homes in buildings of 5 or more units: 14.1% (±4.0 points) in Pearl River, lower than in Rockland County (19.8%).
Homes built before 1980: 76.6% (±8.1 points) in Pearl River, higher than in Rockland County (66.4%).
- Income and affordability in Pearl River
- Renters and owners in Pearl River
- Types of homes in Pearl River
- Age of homes in Pearl River
Housing in Pearl River at a glance
- Median rent: $1,973 median gross rent a month
- Rent by bedrooms: $2,361 median gross rent, 2 bedrooms
- Rent burden: 73.4% of renters pay 30% or more of income
- Renters and owners: 22.6% of households rent
- Income and affordability: $145,063 median household income
- Home values: $608,200 median home value
- Homeowner costs: $3,663 median monthly cost with a mortgage
- Property taxes: $10,000 or more median real estate taxes a year
- Types of homes: 14.1% of homes are in buildings of 5 or more units
- Bedrooms: 71.9% of homes have 3 or more bedrooms
- Age of homes: 76.6% of homes were built before 1980
- Vacancy rate: 2.7% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 90.9% heat with utility gas
- Commute and cars: 30.0 minutes average trip to work
- Growth: −1.9% residents since 2015–2019
- How long people stay: 14.2% moved in since 2020
- Crowding and facilities: 2.3% of homes have more than 1 person per room (Small sample: wide margin of error)
Pearl River against Rockland County, its state and the nation
| Pearl River | Rockland County | New York | United States | |
|---|---|---|---|---|
| Residents | 16,155 (±1,054) | 341,883 (exact) | 19,852,366 (exact) | 334,922,499 |
| Housing units | 6,214 (±352) | 108,945 (±105) | 8,585,241 (±652) | 143,775,355 |
| Households that rent | 22.6% (±4.1 points) | 32.1% (±1.0 points) | 45.7% (±0.2 points) | 34.8% |
| Median gross rent | $1,973 (±$274) | $1,901 (±$41) | $1,621 (±$7) | $1,413 |
| Median household income | $145,063 (±$14,866) | $109,959 (±$2,755) | $85,974 (±$402) | $80,734 |
| Median home value | $608,200 (±$18,640) | $596,900 (±$7,072) | $423,800 (±$1,627) | $332,700 |
| Median real estate taxes (a year) | $10,000 or more | $10,000 or more | $6,582 (±$21) | $3,119 |
| Built before 1980 | 76.6% (±8.1 points) | 66.4% (±1.9 points) | 73.9% (±0.2 points) | 49.7% |
| Average commute | 30.0 minutes (±2.1) | 29.7 minutes (±0.7) | 32.6 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 89.3% (±3.6 points) | 87.8% (±0.8 points) | 90.8% (±0.1 points) | 91.0% |
| Median age of residents | 41.9 years (±3.5) | 34.8 years (±0.1) | 39.8 years (±0.1) | 38.9 years |
Pearl River covers 6.8 square miles of land, about 2,378 residents per square mile (Census Bureau Gazetteer).
How Pearl River has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 16,476 (±564) | 16,155 (±1,054) | −1.9% | Not a measurable change |
| Housing units | 6,015 (±233) | 6,214 (±352) | +3.3% | Not a measurable change |
| Median gross rent | $1,443 (±$96) | $1,973 (±$274) | +36.7% | No measurable change after inflation |
| Median home value | $456,200 (±$10,471) | $608,200 (±$18,640) | +33.3% | Up after inflation |
| Median household income | $114,619 (±$9,992) | $145,063 (±$14,866) | +26.6% | No measurable change after inflation |
| Median owner cost with a mortgage | $3,115 (±$128) | $3,663 (±$138) | +17.6% | No measurable change after inflation |
| Households that rent | 21.2% (±2.6 points) | 22.6% (±4.1 points) | +1.4 percentage points | Not a measurable change |
| Rental vacancy rate | 1.4% (±2.5 points) | 2.7% (±3.3 points) | +1.3 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Rockland County
Pearl River has no police department of its own in the FBI’s figures, so this is the figure for Rockland County as a whole.
In 2025, the police departments that report for Rockland County recorded 102 violent and 764 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in Pearl River
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 10965 | 96% | 15,206 | $1,962 | $596,700 | $132,660 |
| 10962 | 20% | 4,767 | $1,467 | $712,300 | $148,500 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Pearl River
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Montvale Borough | 2.1 mi | $2,053 | $709,700 | 20.0% |
| Nanuet | 2.4 mi | $2,308 | $532,500 | 35.2% |
| Park Ridge Borough | 2.6 mi | $2,257 | $706,200 | 19.0% |
| Village of Chestnut Ridge | 2.6 mi | $1,710 | $720,100 | 23.9% |
| Blauvelt | 2.8 mi | $2,410 | $644,600 | 2.6% |
| West Nyack | 2.9 mi | $2,196 | $558,100 | 7.4% |
| Old Tappan Borough | 2.9 mi | $3,500 or more | $951,300 | 5.9% |
| River Vale Township | 3.3 mi | $1,455 | $775,000 | 10.0% |
Places in New York most like Pearl River
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Bayport | $1,866 | $650,800 | $147,818 | 20.2% |
| Sayville | $2,351 | $637,200 | $147,120 | 22.6% |
| Town of Clarkstown | $2,185 | $602,100 | $136,883 | 19.4% |
| Village of Westbury | $1,779 | $626,500 | $145,185 | 21.4% |
| Town of Islip | $2,209 | $535,300 | $130,132 | 19.5% |
| Town of Babylon | $2,168 | $522,100 | $128,108 | 21.7% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across New York.
HUD Fair Market Rent for Pearl River, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $2,593 | $2,729 | $2,971 | $3,760 | $4,121 |
HUD income limits for Pearl River, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $35,650 | $59,400 | $88,100 |
| 2 people | $40,750 | $67,850 | $100,700 |
| 3 people | $45,850 | $76,350 | $113,300 |
| 4 people | $50,900 | $84,800 | $125,850 |
| 5 people | $55,000 | $91,600 | $135,950 |
| 6 people | $59,050 | $98,400 | $146,000 |
| 7 people | $63,150 | $105,200 | $156,100 |
| 8 people | $67,200 | $111,950 | $166,150 |
These are the limits HUD sets for its housing programs in the Westchester County, NY Statutory Exception Area, where HUD’s median family income for fiscal year 2026 is $164,200.
A program can use its own limits; tax-credit and local programs often do.
Pearl River is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
It lies inside the Town of Orangetown, whose figures include it.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Pearl River
What is the average rent in Pearl River, NY?
The Census Bureau publishes the median rather than the average: the median gross rent in Pearl River is $1,973 (±$274) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Pearl River?
The median gross rent for a one-bedroom home in Pearl River, NY is $1,646 (±$137) a month (2020–2024 American Community Survey).
Are renters in Pearl River rent-burdened?
73.4% of renting households in Pearl River pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Pearl River?
Pearl River has an estimated 1,359 (±261) renting households, 22.6% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Pearl River?
The median household income in Pearl River is $145,063 (±$14,866) a year (2020–2024 American Community Survey).
What is the average home value in Pearl River, NY?
The Census Bureau publishes the median: $608,200 (±$18,640) for owner-occupied homes in Pearl River (2020–2024 American Community Survey).
Is Pearl River growing?
In Pearl River, the number of residents went from 16,476 in 2015–2019 to 16,155 in 2020–2024 (−1.9%), not a measurable change.
What ZIP codes are in Pearl River?
The ZIP codes that cover Pearl River are 10965, 10962.
What is the median rent in ZIP code 10965?
The median gross rent in ZIP Code Tabulation Area 10965 is $1,962 (±$276) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Pearl River CDP, New York
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Pearl River CDP, New York
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Pearl River CDP, New York
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Pearl River CDP, New York
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Pearl River CDP, New York
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Pearl River CDP, New York
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Pearl River CDP, New York
- HUD Fair Market Rents, fiscal year 2027: New York, NY HUD Metro FMR Area
- HUD Income Limits, fiscal year 2026: Westchester County, NY Statutory Exception Area
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Pearl River CDP, New York (place:56902, in state:36).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .