The Town FilesPearl River, New York
Community in Rockland County · population 16,567 (2020 Census)
- Median home
- $608,200
- Household income
- $145,063
- Jan low / Jul high
- 23° / 86°
- Snow a year
- 33 in
- Tornadoes ≤10 mi since 1950
- 7
- Median age
- 41.9
Pearl River is a community of 16,567 people in Rockland County, New York. The median home is worth $608,200, above the typical New York town ($217,700). It ranks better transit than 88% of New York towns, more upscale than 86% of New York towns, better for families than 84% of New York towns.
How Pearl River ranks
Percentile among New York towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of New York towns.
Homes and cost of living
The median home in Pearl River is worth $608,200, above the typical New York town ($217,700). Homes cost about 4.2 times the median household income of $145,063, which is more affordable than 21% of New York towns. Median rent is $1,973 a month. 77.4% of households own their home.
| Housing | Pearl River | Typical New York town |
|---|---|---|
| Median home value | $608,200 | $217,700 |
| Median rent | $1,973 | $1,080 |
| Median household income | $145,063 | $80,740 |
| Home value ÷ income | 4.2× | 2.8× |
| Homeownership | 77.4% | 79.5% |
| Median year built | 1961 | 1965 |
| Seasonal / vacation homes | 0.4% | — |
Who lives in Pearl River
| People | Pearl River | Typical New York town |
|---|---|---|
| Median age | 41.9 | 43.5 |
| Age 65 and over | 18.9% | 20.4% |
| Under 18 | 22.4% | — |
| Bachelor's degree or higher | 52.6% | 30.4% |
| Below the poverty line | 7.3% | 9.3% |
| Veterans | 2.4% | — |
| Born outside the U.S. | 15.6% | — |
| Work from home | 15.9% | 11.1% |
| Average commute | 30.0 min | 26.0 min |
| Homes with broadband | 89.3% | 91.1% |
Weather in Pearl River
July highs average 85.6°F and January lows 23.1°F. About 51.2 inches of rain and melted snow fall a year, with 33.1 inches of snow (typical New York town: 62.9 in). Expect about 19 days a year at 90°F or hotter and 109 nights at or below freezing.
Tornadoes, storms and disasters
7 tornadoes have passed within 10 miles of Pearl River since 1950, compared with 5 for the typical New York town. 3 rated (E)F2 or stronger. The strongest, an F2, struck on July 12, 2006 about 7.4 miles from the town center. The most recent was on October 7, 2013.
Hail of 1 inch or larger has been reported within 10 miles 44 times; the largest was 2.50 inches on July 8, 2021.
Severe weather in Rockland County since 1996
Rockland County has been included in 30 federal disaster or emergency declarations since 1953, most often for fire, flood, other.
| Declared | Incident | Declaration |
|---|---|---|
| July 22, 2023 | Severe Storm | DR-4723: Severe Storms And Flooding |
| September 5, 2021 | Hurricane | DR-4615: Remnants Of Hurricane Ida |
| September 2, 2021 | Hurricane | EM-3572: Remnants Of Hurricane Ida |
| August 22, 2021 | Hurricane | EM-3565: Hurricane Henri |
| October 2, 2020 | Hurricane | DR-4567: Tropical Storm Isaias |
Jobs and pay in Rockland County
Rockland County had 138,317 jobs in 2024, paying an average of $64,814 a year. Unemployment was 3.1% in 2023; in Pearl River itself the ACS puts it at 2.6%.
Public schools in Pearl River
5 public schools with 2,199 students, about 11.1 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| PEARL RIVER HIGH SCHOOL | 8-12 | 926 | 11.0 |
| PEARL RIVER MIDDLE SCHOOL | 5-7 | 502 | 9.8 |
| EVANS PARK SCHOOL | K-4 | 316 | 12.2 |
| FRANKLIN AVENUE SCHOOL | K-4 | 264 | 11.0 |
| LINCOLN AVENUE SCHOOL | K-4 | 191 | 14.7 |
Towns near Pearl River
- Montvale, NJ2.1 mi · 8,436 people · home $709,700
- Nanuet, NY2.4 mi · 18,886 people · home $532,500
- Park Ridge, NJ2.6 mi · 8,883 people · home $706,200
- Chestnut Ridge, NY2.6 mi · 10,505 people · home $720,100
- Blauvelt, NY2.8 mi · 5,548 people · home $644,600
- West Nyack, NY2.9 mi · 3,649 people · home $558,100
- Old Tappan, NJ2.9 mi · 5,888 people · home $951,300
- Orangetown, NY3.2 mi · 48,655 people · home $638,100
Pearl River questions
Is Pearl River, New York a good place to retire?
On The Town Files lifestyle rankings, Pearl River scores better for retirees than 58% of New York towns and quieter than 17%. 18.9% of residents are 65 or older (median age 41.9).
How much does a house cost in Pearl River?
The median owner-occupied home in Pearl River is valued at $608,200 (Census ACS 2020–2024), against a median household income of $145,063, so homes cost about 4.2 times income. Median rent is $1,973 a month.
What is the weather like in Pearl River?
July highs average 85.6°F and January lows 23.1°F (NOAA 1991–2020 normals). It gets about 51.2 inches of precipitation a year and 33.1 inches of snow.
Does Pearl River get tornadoes?
7 tornadoes have passed within 10 miles of Pearl River since 1950 (NOAA Storm Events); the strongest was a F2 on July 12, 2006. The typical New York town has had 5.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)