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City · 9,165 residents · Rockland County, New York

Valley Cottage , New York

In Valley Cottage, a typical home is worth $544,100 and typical rent is $2,037 a month. Compared with all of Rockland County, typical household income is 21% higher, the typical home value is 9% lower, and the share of households that own their home is 21 points higher.

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  • Typical home value

    $544,100

    9% below the county

    28% above New York

    • Valley Cottage
    • Rockland
    • New York

  • Typical rent

    $2,037a month

    7% above the county

    26% above New York

    • Valley Cottage
    • Rockland
    • New York

  • Typical household income

    $133,117a year

    21% above the county

    55% above New York

    • Valley Cottage
    • Rockland
    • New York

  • Households that own their home

    89%

    21 points above the county

    35 points above New York

    • Valley Cottage
    • Rockland
    • New York

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

Market now, with Zillow data

Zillow data
Typical home value
$652,410
4% more than 12 months ago
Typical rent
$2,467 a month

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

Valley Cottage 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 Valley Cottage apart

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

  1. 89% of households in Valley Cottage own their home, against 68% in Rockland County.

  2. The typical household income in Valley Cottage is $133,117, 21% more than in Rockland County as a whole ($109,959).

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

The homes here

Housing in Valley Cottage

What homes there are in Valley Cottage, 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

In Valley Cottage, 6 in 10 homes are single-family detached houses; in Rockland County, 6.

Year built

The typical year built in Valley Cottage is 1971, about the same as in Rockland County (1971).

There are fewer big homes in Valley Cottage than in Rockland County: 64% have 3 bedrooms or more, against 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

$3,519 a month

Rockland County: $3,641 a month

Owners with a mortgage

63%

Rockland County: 63%

In Valley Cottage, 63% of owners have a mortgage; their typical cost is $3,519 a month, about the same as in Rockland County.

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 Valley Cottage rose at about the same pace as in Rockland County: 36% against 35%.

Since 2015–2019, the typical rent in Valley Cottage did not change clearly, according to the Census.

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

MeasureValley CottageRockland 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 2.693.222.492.53
Drive alone 67%65%49%69%
Carpool 7%10%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 Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Valley Cottage has 2.69 people, fewer than in Rockland County (3.22).

To get to work, 67% of workers in Valley Cottage 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 Valley Cottage?

A typical home costs more than the typical income allows

We start with a typical home in Valley Cottage, worth $544,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 44% of the typical household income in Valley Cottage, which is $133,117 a year. For that payment to be 28% of income, a household would need to earn about $210,892 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 Valley Cottage. 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 $19,044 (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

$4,921

at 7.18% · 30 years

Loan amount
$534,244
Total interest
$768,652
Paid off in
November 2056

Includes $9,188 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,106 a month

  • Tight

    $3,106 to $3,994 a month

  • Hard

    more than $3,994 a month

    Your payment · 44%

Compared with the typical household income in Valley Cottage ($133,117 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,921
Principal & interest$3,619
Property tax$834
Home insurance$227
FHA mortgage insurance (MIP)$241

You need at least $19,044 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

Valley Cottage and Rockland County

Valley Cottage 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).

Valley Cottage's own numbers

Typical home value
$544,100
Typical monthly rent
$2,037
Typical yearly household income
$133,117
Households that own their home
89%
Effective property tax rate
1.84%

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 Valley Cottage

A typical home in Valley Cottage is worth $544,100: 9% below the county and 28% above New York. With the typical household income in Valley Cottage ($133,117 a year), a typical home costs 4.1 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.

  • Valley Cottage 4.1 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

Valley Cottage 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
  • Valley Cottage $544,100
  • Rockland $596,900
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • Valley Cottage $2,037
  • Rockland $1,901
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • Valley Cottage $133,117
  • Rockland $109,959
  • New York $85,974
  • United States $80,734
See the full table
Valley Cottage next to Rockland County and New York
Measure Valley Cottage Rockland County New York U.S.
Typical home value $544,100 $596,900 $423,800 $332,700
Typical monthly rent $2,037 $1,901 $1,621 $1,413
Typical yearly household income $133,117 $109,959 $85,974 $80,734
Households that own their home 89% 68% 54% 65%
Typical yearly property tax $10,001 $10,001 $6,582 $3,119
Effective property tax rate 1.84% 1.68% 1.55% 0.94%
Renters with high rent for their income 55% 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 Valley Cottage

For a typical $544,100 home in Valley Cottage, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Valley Cottage's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,921a month

    Least cash to close
    Down payment
    $19,044
    Cash to close
    $35,367
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $241

  • Conventional, 5% down $4,821a month

    Down payment
    $27,205
    Cash to close
    $43,528
    Rate
    7.18%
    Mortgage insurance
    PMI · $258

  • Conventional, 20% down, no PMI $4,010a month

    Down payment
    $108,820
    Cash to close
    $125,143
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,513a month

    Down payment
    $81,615
    Cash to close
    $97,938
    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 Valley Cottage and for Rockland County.

Property tax

Effective rate in Valley Cottage

1.84%of the home’s value each year

$10,001 a year for the typical owner in Valley Cottage.

  • Valley Cottage 1.84%
  • 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 Valley Cottage

Typical rent in Valley Cottage is $2,037 a month: 7% above the county. In Valley Cottage, 55% 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 Valley Cottage

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Valley Cottage is in ZIP code 10989.

For 2 bedrooms it is $3,270: $299 more than the fair market rent for Rockland County ($2,971).

  • 10989 $3,270$4,140

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Valley Cottage 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 Valley Cottage

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 man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Valley Cottage

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

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

Housing counselors near Valley Cottage

The HUD-approved agencies closest to the center of Valley Cottage, 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 · 3 miles away

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

  • Housing Action Council Inc.

    55 S Broadway, Tarrytown · 5 miles away

    • Pre-purchase counseling
    (914) 332-4144

  • Cambridge Credit Counseling Corporation - New York Branch

    245 Saw Mill River Road, Hawthorne · 7 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 Valley Cottage

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 Valley Cottage

In HUD’s record, no housing authority with an office in Rockland County is named for Valley Cottage 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 Valley Cottage, 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 Valley Cottage.

All guides
A father and mother walk their son by the hand down the sidewalk.

Questions

Housing questions about Valley Cottage

Short answers with the numbers for Valley Cottage 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 Valley Cottage?

The typical home value in Valley Cottage is $544,100, 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 Valley Cottage?

Typical rent in Valley Cottage is $2,037 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 Valley Cottage?

Valley Cottage 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 Valley Cottage?

The typical homeowner in Valley Cottage pays $10,001 a year, according to the U.S. Census Bureau. That is 1.84% of the home’s value; in Rockland County, the rate is 1.68%.

Where can I find free help to buy or rent in Valley Cottage?

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).