Pearl River, New York.
Typical home $718,345 (+5.5% in a year), asking rent $2,744 . New York-Newark-Jersey City, NY-NJ-PA metro.
to buy the typical home at today's mortgage rate — +$2,049 (+119%) since Jan 2020.
- 1 year
- Up $37,717 +6%
- $680,627$718,345 since Sep 2025
- 5 years
- Up $185,215 +35%
- $533,130$718,345 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Pearl River$3,770
- New York$2,755
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 12 years.
Typical home values in Pearl River, NY rose 5.5% over the past year — faster than the nation's +1.2%.
Living in Pearl River, Rockland County, New York
Pearl River, in Rockland County, had 16,567 people in the 2020 census. Half its households earn more than $145,063 a year and half less, against $109,959 across Rockland County; 7% of its people live below the poverty line. 77% of its homes are lived in by their owners and 23% are rented. Unemployment in Rockland County was 3.8% in August 2026, and the county had 0.1% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then professional services.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Pearl River is a community in Rockland County where most homes are lived in by their owners, and incomes run well above the county's. Residents tend to be middle-aged, and more adults hold a four-year degree than in many places. Winters are cold, with January highs near freezing and lows well below it, while summers turn warm, and the year brings a good deal of snow and a lot of rain and melted snow.
Work. Residents work mostly in schools, hospitals and social care, in professional and business services, in government, and in banks, insurance and property. Among the largest workplaces in Pearl River are Holt Construction, the Pearl River Union Free School District and Chromalloy New York. The typical commute is a fairly long one, and a share of residents work from home.
Things to do. The city's best-known sights are a longer drive away. They include the Statue of Liberty, a tourist attraction, and the Metropolitan Museum of Art, a museum. Central Park, a garden, is also a longer drive away, which makes for a full day out.
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- 6,017households
- 53%of adults have a degree
- 7%below the poverty line
- 30 mintypical commute
- 16%work from home
What residents work in
Employed residents by industry, from the Census survey. Rockland County had 138,234 jobs in 2025, 0.1% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 40° and lows near 23°; warmest in July, with highs near 86° and lows near 64°. About 33 inches of snow and 51 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Dobbs Ferry-ardsley weather station, 10 miles away (NOAA).
Largest workplaces in Pearl River
- Holt ConstructionCommercial building construction general contractors372
- Pearl River Union Free School DistrictSchool district365FTE
- Chromalloy New YorkTurbine engine parts repair and service360
- Mehl Electric CompanyElectrical, electrical wiring, and low voltage electrical work256
- Shoprite of Pearl RiverGrocery stores230
- Celtic Sheet MetalSheet metal duct work installation200
- EuroMedBandages and dressings, surgical and orthopedic, manufacturing121
- BlueHill ConstructionIndustrial building construction, general contractors25
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 9 workplaces with 20 or more staff, 1,609 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Strong windrelatively high in parts of Pearl RiverRelatively moderate
- Winter weatherrelatively high in parts of Pearl RiverRelatively moderate
- LightningRelatively moderate
- Cold wavesRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Pearl River’s census tracts, against the rest of the country; all of them together, very low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Rockland County and the New York-Newark-Jersey City, NY-NJ-PA metro.
Pearl River home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Pearl River$718,345
- New York$524,942
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 4 Pearl River listings — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Pearl River22.58%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Pearl River36
New listings per month
Sellers arriving at the market.
- Pearl River12
Zip codes with a Pearl River address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Pearl River — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.