Pearl River, NY—10965
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Pearl River, NY
As of Oct '25, the median home price in Pearl River, NY is $688,000, with a year-over-year change of 4.6%. This indicates that home prices in Pearl River, NY are increasing. According to Zillow, the 1-year price projection is 1.5%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $688,000 | 4.6% |
| Single Family | $693,000 | 5.0% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $352,000 | 3.5% |
2 Bed | $568,000 | 6.4% |
3 Bed | $652,000 | 5.2% |
4 Bed | $733,000 | 4.9% |
| 5 Bed | $849,000 | 5.1% |
% of Housing Stock
Rental Trends — Pearl River, NY
As of July '25, Rentcast reports the average rent in Pearl River, NY is $2,660, with a year-over-year rent change of 1.5%. Per bedroom, the median rent as of July '25 in Pearl River, NY is studios: $1,600, 1-bedrooms: $2,080, 2-bedrooms: $3,390, 3-bedrooms: $3,600. The most common rental property sizes in Pearl River, NY are 1-bedroom and 2-bedroom, accounting for 42.1% and 24.6% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,400 | $2,660 |
| Studio Rent | $1,600 | $1,600 |
| 1 Bed Rent | $2,080 | $2,080 |
| 2 Bed Rent | $3,100 | $3,390 |
| 3 Bed Rent | $3,500 | $3,600 |
| 4 Bed Rent | N/A | N/A |
% of Rental Stock
Property Listings — Pearl River, NY
As of Oct '25, Realtor.com reports that the median days on market for a home in Pearl River, NY is 39. This is a decrease of -43.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 21.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $666,000 | -8.0% |
Listing Count | 48 | 163.0% |
| Listings as % of Homes | 0.2% | 163.0% |
Days on Market | 39 | -43.0% |
Demographics — Pearl River, NY
As of the latest ACS Survey released in 2023, Pearl River, NY has a population of 15,500, which has remained stable by 0.1% over the past 5 years. Pearl River, NY is a moderately popular place for families, as children make up 24.4% of the population. The area has a highly educated workforce, with 47.4% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.6% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 15,500 | 0.1% |
% Under 18 | 24.4% | 9.4% |
% Seniors | 18.9% | -2.1% |
% WFH | 16.6% | 325.6% |
% w/ College Degree | 47.4% | 2.4% |
As of the latest ACS Survey released in 2023, Pearl River, NY is a predominantly white area, with 74.7% of the population identifying as white. The white population has shrunk by 9.8% in the last 5 years. The second most common race or ethnicity in Pearl River, NY is hispanic, making up 17.8% of the population. Foreign-born residents account for 20.3% of the population in Pearl River, NY, and this percentage has increased by 72.0% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 74.7% | -9.8% |
% Black | 1.3% | -55.2% |
% Hispanic | 17.8% | 131.2% |
% Asian | 3.8% | -19.1% |
% Foreign Born | 20.3% | 72.0% |
Mortgage and Risk — Pearl River, NY
According to HUD data as of 2023, there were 200 mortgage originations in Pearl River, NY, of which 90.0% of loans were conventional mortgages. The average loan-to-value was 56.0%, with 12.0% above 90% LTV (elevated). This implies medium mortgage risk in Pearl River, NY. Investor activity is low, as 0.0% of loans were by investors. 10.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 200 |
% Conventional Loans | 90.0% |
% Government Loans | 10.0% |
% Investor Loans | 0.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 10.0% |
Loan Activity
Rentals and Section 8 — Pearl River, NY
Pearl River, NY lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 13 |
Total Units Section 8 | 13 |
% Rentals under Section 8 | 0.9% |
% Occupied Section 8 | N/A |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $370 | $2,080 | $2,450 |
| 2 Bedroom | -$390 | $3,100 | $2,710 |
| 3 Bedroom | -$120 | $3,500 | $3,380 |
| 4 Bedroom | N/A | N/A | $3,640 |
Affordability — Pearl River, NY
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.3 |
| Median Home Price | $688,000 |
| Median Household Income | $137,000 |