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City · 16,155 residents · Rockland County, New York

Pearl River , New York

In Pearl River, a typical home is worth $608,200 and typical rent is $1,973 a month. Compared with all of Rockland County, typical household income is 32% higher and the share of households that own their home is 9 points higher.

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  • Typical home value

    $608,200

    About the same as the county

    44% above New York

    • Pearl River
    • Rockland
    • New York

  • Typical rent

    $1,973a month

    4% above the county

    22% above New York

    • Pearl River
    • Rockland
    • New York

  • Typical household income

    $145,063a year

    32% above the county

    69% above New York

    • Pearl River
    • Rockland
    • New York

  • Households that own their home

    77%

    9 points above the county

    23 points above New York

    • Pearl River
    • Rockland
    • New York

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$718,345
5.5% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Pearl River is in Rockland County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Rockland County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Pearl River apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Spring Valley, the typical home value is $381,800: 37% less than in Pearl River ($608,200).

  2. The typical household income in Pearl River is $145,063, 32% more than in Rockland County as a whole ($109,959).

  3. 77% of households in Pearl River own their home, against 68% in Rockland County.

  4. Pearl River has the 25th largest share of rent-burdened renters of the 300 cities in New York with more than 5,000 people (73%).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Pearl River

What homes there are in Pearl River, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 72% of homes here, against 57% in Rockland County.

Year built

The typical home in Pearl River was built in 1961, 10 years before the typical one in Rockland County.

Homes in Pearl River are bigger: 72% have 3 bedrooms or more; in Rockland County, 67%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$3,663 a month

Rockland County: $3,641 a month

Without a mortgage

$1,469 a month

Rockland County: $1,500 or more a month

Owners with a mortgage

65%

Rockland County: 63%

Owning costs about the same in Pearl River as in Rockland County: with a mortgage, $3,663 a month; without one, $1,469.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in Pearl River rose at about the same pace as in Rockland County: 33% against 35%.

The typical rent in Pearl River rose 37% over the same time; in Rockland County, it rose 26%.

Here income did not keep up with housing: it rose 27%, while home values changed +33% and rent +37%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasurePearl RiverRockland CountyNew YorkUnited States
Rental vacancy Unreliable estimate2.6%3.8%5.5%
Homeowner vacancy Unreliable estimate0.8%1.1%0.9%
More than one person per room Unreliable estimate6.9%5.3%3.4%
People per household 2.663.222.492.53
Drive alone 71%65%49%69%
Carpool Unreliable estimate10%6%9%
Public transit Unreliable estimate6%22%3%
Walk or bike Unreliable estimate3%6%3%
Work from home 16%13%15%15%
Other means Unreliable estimate3%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Pearl River has 2.66 people, fewer than in Rockland County (3.22).

To get to work, 71% of workers in Pearl River drive alone; in Rockland County, 65%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Pearl River?

A typical home costs more than the typical income allows

We start with a typical home in Pearl River, worth $608,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 45% of the typical household income in Pearl River, which is $145,063 a year. For that payment to be 28% of income, a household would need to earn about $231,392 a year.

The calculator's FHA and conventional loan limits are those of all of Rockland County.

Your numbers

Local data
$

Starts at the typical home value in Pearl River. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $21,287 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,399

at 7.18% · 30 years

Loan amount
$597,184
Total interest
$859,208
Paid off in
November 2056

Includes $10,271 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,385 a month

  • Tight

    $3,385 to $4,352 a month

  • Hard

    more than $4,352 a month

    Your payment · 45%

Compared with the typical household income in Pearl River ($145,063 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,399
Principal & interest$4,046
Property tax$831
Home insurance$253
FHA mortgage insurance (MIP)$269

You need at least $21,287 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Pearl River and Rockland County

Pearl River is in Rockland County, New York. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Pearl River's own numbers

Typical home value
$608,200
Typical monthly rent
$1,973
Typical yearly household income
$145,063
Households that own their home
77%
Effective property tax rate
1.64%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Rockland County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,209,750
HUD fair market rent, 2 bedrooms
$2,971
Price change over 5 years (FHFA)
+56%
Homes in a high flood-risk zone
1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Rockland County.

Everything about Rockland County

Buying

Buying a home in Pearl River

A typical home in Pearl River is worth $608,200: about the same as the county and 44% above New York. With the typical household income in Pearl River ($145,063 a year), a typical home costs 4.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Pearl River 4.2 years
  • Rockland 5.4 years
  • New York 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Rockland County

According to FHFA’s house price index, home prices in Rockland County rose 83% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Rockland County.

Period County New York U.S.
Last year (2025) +4.8% +6.0% +2.9%
5 years (2020–2025) +56% +52% +47%
10 years (2015–2025) +83% +86% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Pearl River next to Rockland County, New York and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Pearl River $608,200
  • Rockland $596,900
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • Pearl River $1,973
  • Rockland $1,901
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • Pearl River $145,063
  • Rockland $109,959
  • New York $85,974
  • United States $80,734
See the full table
Pearl River next to Rockland County and New York
Measure Pearl River Rockland County New York U.S.
Typical home value $608,200 $596,900 $423,800 $332,700
Typical monthly rent $1,973 $1,901 $1,621 $1,413
Typical yearly household income $145,063 $109,959 $85,974 $80,734
Households that own their home 77% 68% 54% 65%
Typical yearly property tax $10,001 $10,001 $6,582 $3,119
Effective property tax rate 1.64% 1.68% 1.55% 0.94%
Renters with high rent for their income 73% 63% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Rockland County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Pearl River

For a typical $608,200 home in Pearl River, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Pearl River's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,399a month

    Least cash to close
    Down payment
    $21,287
    Cash to close
    $39,533
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $269

  • Conventional, 5% down $5,288a month

    Down payment
    $30,410
    Cash to close
    $48,656
    Rate
    7.18%
    Mortgage insurance
    PMI · $289

  • Conventional, 20% down, no PMI $4,381a month

    Down payment
    $121,640
    Cash to close
    $139,886
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,943a month

    Down payment
    $91,230
    Cash to close
    $109,476
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Pearl River and for Rockland County.

Property tax

Effective rate in Pearl River

1.64%of the home’s value each year

$10,001 a year for the typical owner in Pearl River.

  • Pearl River 1.64%
  • Rockland 1.68%
  • New York 1.55%

What New York publishes Basic STAR school tax relief (New York State Department of Taxation and Finance)

Exemptions and deadlines in New York

Flood risk in Rockland County

FEMA does not publish these numbers by city: they are for all of Rockland County.

Homes in the high-risk zone
1%
793
Of those, with NFIP insurance
50%
County New York U.S.
Homes in the high-risk zone 1% 2% 3.5%
Of those, with NFIP insurance 50% 76% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Pearl River

Typical rent in Pearl River is $1,973 a month: 4% above the county. In Pearl River, 73% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Rockland County, by unit size. To pay the 2-bedroom one ($2,971 a month) without spending more than 30% of your income, you would need to earn $57.13 an hour working full time.

HUD fair market rent for all of Rockland County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,593 $49.87 $103,720
1 bedroom $2,729 $52.48 $109,160
2 bedrooms $2,971 $57.13 $118,840
3 bedrooms $3,760 $72.31 $150,400
4 bedrooms $4,121 $79.25 $164,840

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Pearl River

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Pearl River is in ZIP code 10965.

For 2 bedrooms it is $3,040: $69 more than the fair market rent for Rockland County ($2,971).

  • 10965 $3,040$3,850

A ZIP code counts for Pearl River when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Pearl River

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Rockland County; none says it serves in Spanish.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Pearl River

No down payment, repair or rent-help program on our list is for Pearl River or Rockland County. The ones below are statewide in New York: they work in Pearl River the same as in the rest of the state.

Which programs do I qualify for? All programs in New York

Housing counselors near Pearl River

The HUD-approved agencies closest to the center of Pearl River, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Rockland Housing Action Coalition

    475 Route 304, New City · 5 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (845) 708-5799

  • Housing Action Council Inc.

    55 S Broadway, Tarrytown · 8 miles away

    • Pre-purchase counseling
    (914) 332-4144

  • Cambridge Credit Counseling Corporation - New York Branch

    245 Saw Mill River Road, Hawthorne · 11 miles away · Spanish

    Also serves in Polish.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (888) 656-4396

Every agency in Rockland County All counseling agencies in New York

Help in Spanish near Pearl River

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Pearl River

In HUD’s record, no housing authority with an office in Rockland County is named for Pearl River or Rockland County.

6 other authorities have an office in Rockland County: see the list Source: HUD

Cities

Other cities in Rockland County

These cities are also in Rockland County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Rockland County Housing in New York
See 10 more cities in Rockland County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Pearl River, with the typical home value.

Neighboring counties

If Rockland County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Pearl River.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Pearl River

Short answers with the numbers for Pearl River and all of Rockland County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Pearl River?

The typical home value in Pearl River is $608,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Rockland County it is $596,900.

How much does it cost to rent in Pearl River?

Typical rent in Pearl River is $1,973 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Rockland County is $2,971.

What is the FHA loan limit in Pearl River?

Pearl River uses the FHA limit for all of Rockland County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Pearl River?

The typical homeowner in Pearl River pays $10,001 a year, according to the U.S. Census Bureau. That is 1.64% of the home’s value; in Rockland County, the rate is 1.68%.

Where can I find free help to buy or rent in Pearl River?

There is 1 HUD-approved counseling agency with an office in Rockland County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).