Aero-view of Pearl River, New York, 1924, 1924
Pearl River’s story
154 years in pictures
The archive holds 6 old photos and papers going back to 1924 and 4 maps from 1934 on.
- 1872Pearl River is settled
Pearl RiverNY
The town was settled in 1872 and has 16,155 residents today.
8 bordering townsMap →
Photo: LCM247 · CC BY-SA 4.0
Population
16,155
Census survey, 2020–24
Typical home
$718K
+5.5% in a year
Household income
$145K
median
Median age
41.9
years
Jobs based here
8,474
Balanced
Is Pearl River a good place to live?
Pearl River’s median household income is $145,000, where New York’s towns sit at $82,000 and U.S. towns at $80,000. Pearl River’s concentration of trails is 1.3 miles per square mile, where New York’s towns sit at 0.4 and U.S. towns at 0.4. The biggest park or preserve is Orangetown Park, at 53 acres. We don’t grade Pearl River yet; the figures below are still real.
Nearby attractions
All 622 attractions →Central Park and 531 more within 40 miles
Museums, parks, gardens and other places to visit around Pearl River. Close and well known come first.
Big draw19 mi City parkCentral Park40.0M visitors a year
Big draw22 mi Stadium & arenaMadison Square Garden
Big draw18 mi Stadium & arenaMetLife Stadium
Big draw23 mi MuseumUnited States Military Academy
Big draw21 mi TheatreStudio 54
Big draw20 mi MuseumMetropolitan Museum of Art2.0M visitors a yearSources: National Park Service · ski areas © OpenSkiMap / OpenStreetMap contributors · Wikidata · Wikipedia readership · photos via Wikimedia Commons
Photo credits
Central Park: Ed Yourdon from New York City, USA, CC BY-SA 2.0 · Madison Square Garden: Ajay Suresh from New York, NY, USA, CC BY 2.0 · MetLife Stadium: babyknight, CC BY 2.0 · United States Military Academy: USMA Public Affairs Office, Public domain · Studio 54: Americasroof (talk), CC BY-SA 3.0 · Metropolitan Museum of Art: Hugo Schneider, CC BY-SA 2.0
Getting set up
Moving to Pearl River: who provides what
Pearl River is unincorporated, so Rockland County and regional agencies provide most services.
PowerOrange & Rockland26.2¢/kWh · EIA 2025HIFLD · EIA
WaterVeolia Water New York16 health-based violations in 5 years · EPAEPA
Internet3 providers99% of addresses get 100/20 MbpsFCC
Trash & county servicesRockland CountyRockland County provides services here
Register to voteOnlineIn New York you can register online until 10 days before Election Day, in person until 10 days before Election Day, or by mail (postmarked 15 days before and received 10 days before).vote.govWho runs elections hereRockland County Board of ElectionsRockland County; contacts on the Handbook page.FVAP, Jul 2019
ZIP codes10965, 10954, 10962, 1099410965 89% · 10954 5% · 10962 4% · 10994 2%Census 2020
EPA SDWIS (Oct 9, 2026) · HIFLD + EIA-861 2025 · Census 2020 ZCTAs · NCES 2024–25 · registration: vote.gov, updated Aug 3, 2026.
The data
Ordered by what stands out in Pearl River.
Natural hazards
Very low risk in Pearl River, with inland flooding at the top
Expected losses in Pearl River break down as 56% from inland flooding and 9% from hurricanes. The town’s natural-hazard score from FEMA stands at 5 of 100. The national flood insurance program has paid 87 claims here since 1978.
5risk score of 100
FEMA risk score
Inland floodingHurricanesCold waves
87
paid flood claims since 1978
FEMA flood insurance claims · FEMA National Risk Index · OpenFEMA
Housing
A typical Pearl River home is worth about $718K
The rent at the middle of the market for Pearl River comes to $1,973 a month. Over the 12 months to September 2026, the typical home gained 5.5% in value. On the market here: a median 25 days to sell.
$718KZillow home value
| Pearl River | New York towns | U.S. towns | |
|---|---|---|---|
| Median rent | $1,973 a month | $1,101 a month | $1,185 a month |
| Households that own their home | 77% | 75% | 73% |
Typical home value
Pearl River$718K
New York$525K
Market temperature
25
days on market
101.2%
sale-to-list price
+5.5%
value change, 1 year
16
homes sold in September
Census ACS, 2020–24 · Zillow Home Value Index · Redfin Data Center
Climate
The climate in Pearl River brings four seasons and pleasant summers
The town’s peak summer temperature is 85°F.
33″snow a winter
Typical low → high °F
Winter24–41°
Spring40–61°
Summer62–83°
Fall45–65°
Oct 26
typical first frost
Apr 20
typical last frost
+2.2°
vs. the 20th-century average
NOAA U.S. Climate Normals, 1991–2020
Work & commute
With 1.1 jobs for every working resident, Pearl River draws in 7,746 commuters
The average trip to work in Pearl River is 30 minutes. Just 10% of the town’s working residents have a job in town. Between 2013 and 2023, jobs in Pearl River dropped by 684, to 8,474. Pearl River: 16% of workers work remotely from home.
10%work in town
| Pearl River | New York towns | U.S. towns | |
|---|---|---|---|
| Average trip to work | 30 minutes | 25 minutes | 25 minutes |
| Work from home | 16% | 12% | 11% |
| Below the poverty line | 7.3% | 9.5% | 9.6% |
Where working residents work
In Pearl River10%
New York28%
Orangetown17%
Clarkstown11%
Ramapo5%
13 mi
median commute distance
8,474
jobs based in Pearl River
Balanced
jobs vs. working residents
Census LEHD 2023 · ACS
Health
How healthy Pearl River is
The share of adults in Pearl River who report frequent mental distress: 14%. This New York town beats the New York average on 15 of 32 CDC measures and trails it on 1.
| Pearl River | New York towns | U.S. towns | |
|---|---|---|---|
| Obesity (CDC PLACES) | 27% | 33% | 35% |
| Frequent mental distress (CDC PLACES) | 14% | 16% | 17% |
| Depression (CDC PLACES) | 18% | 21% | 23% |
| Smoke cigarettes (CDC PLACES) | 9.2% | 13% | 14% |
32 measures vs. New York
15 better16 too close to call1 worse
| What stands out | Pearl River | NY |
|---|---|---|
| Fewer older adults who have lost all their teeth | 6.4% | 12.8% |
| Fewer adults facing food insecurity | 9.1% | 17.2% |
| More adults who have had cancer | 10.1% | 7.7% |
Nyack Hospital
5 mi away · emergency room
None
primary care, dental or mental-health shortage
CDC PLACES 2025 · modeled estimates for adults · CMS · HRSA
Outdoors
Open space protected for good: 3.3% of Pearl River
Walkers can cover 9.5 miles of trail in 2 parks and preserves.
3.3%conserved
3.3%
conserved · 149 of 4,578 acres
9.5 mi
of trails · 1.3 per sq mi
| Biggest places to walk | Trails | Acres |
|---|---|---|
| 1. Orangetown Park | 0.3 mi | 53 |
| 2. Henry V. Borst Park | — | 1 |
Trails & parks © OpenStreetMap contributors · Conserved land: USGS PAD-US
Keep exploring
Everything we know about Pearl River
17pages on Pearl River
The big questions
Out and about
After high school
Colleges nearby
41 within 15 miles of the center of Pearl River
Bais Medrash of Dexter ParkUniversity or college · Private nonprofit · Chestnut Ridge2.4 mi$11,500 tuitionRockland Community CollegeCommunity college · Public · Suffern6.4 mi$6,862 in-state tuitionRamapo College of New JerseyUniversity or college · Public · Mahwah, NJ8.8 mi$16,777 in-state tuition
About 5 of every 100 Pearl River residents are enrolled in college, against 7 across New York.
Famous people from Pearl River
5 notable people were born in Pearl River.
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About Pearl River
Census-designated place in New York, United States
Pearl River is a hamlet and census-designated place in the town of Orangetown, Rockland County, New York, United States. It is east of Chestnut Ridge, south of Nanuet, west of Blauvelt, New York, and north of Montvale and Old Tappan, New Jersey. The population was 16,567 at the 2020 United States census. Pearl River is 20 miles (32 km) north of Midtown Manhattan. Pearl River station is located on the New Jersey Transit's Pascack Valley Line.
From Wikipedia, licensed CC BY-SA 4.0 · facts via Wikidata (CC0)
- Area
- 7.2 sq mi
- Elevation
- 240 ft
- ZIP code
- 10965
Pearl River’s neighbors
8 towns share a border with Pearl River.
BlauveltOrangetownClarkstownTappanNanuetChestnut RidgeRamapoWest NyackPearl River
How the neighbors grade
| Town | NY rank | Overall | Cost | Safety | Schools | Health |
|---|---|---|---|---|---|---|
| Pearl River | — | — | — | — | — | — |
| Blauvelt | — | — | — | — | — | — |
| Orangetown | #126 | A | D− | — | A− | A |
| Clarkstown | #201 | A− | D− | B− | A− | A |
| Tappan | — | — | — | — | — | — |
| Nanuet | — | — | — | — | — | — |
| Chestnut Ridge | #526 | C | D− | — | D− | A− |
| Ramapo | #503 | C+ | D− | A− | D | B+ |
Orangetown and Chestnut Ridge report no FBI crime data of their own. Pearl River, Blauvelt, Tappan and Nanuet aren’t graded (fewer than 1,000 residents, or not enough data). Compare Pearl River with a neighbor →
Questions about Pearl River
Short answers, built from the data on this page.
Is Pearl River, NY a good place to live?
We don’t grade Pearl River yet; the figures below are still real.
What is Pearl River, NY known for?
5 notable people were born here, including Aline Griffith, Countess of Romanones and Michael Margotta.