Best Places10928, NY Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 10928, scored on 40 measures of daily life and ranked to fit what matters to you. The coast is close, and the measures below put a number on how close. To work out which city fits you best, start with the best places to live tool.
10928 ranks 7,504th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on big-city access by a wide margin, and property taxes are the weak spot.
The best neighborhoods in 10928
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
10928's strengths and weaknesses
Where 10928 ranks high
- Big-city accessBetter than 96% of zip codes
- WalkabilityBetter than 94% of zip codes
- Health outlookBetter than 89% of zip codes
- Educational attainmentBetter than 88% of zip codes
- Disaster safetyBetter than 86% of zip codes
Where 10928 ranks low
- Low property taxBetter than only 1% of zip codes
- Housing crash safetyBetter than only 7% of zip codes
- QuietBetter than only 8% of zip codes
- Cheap car insuranceBetter than only 9% of zip codes
- Cheap childcare$1,308 a month, better than only 15% of zip codes
What it costs to buy a home in 10928
A household needs to earn about $121,000 a year to comfortably buy the median 10928 home, at 20% down and today's 30-year rate. That runs well above the area's median income of $104,331, so buying stretches a typical household.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 10928's effective rate of 2.79%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices and rents, renting stays cheaper than buying across the first 10 years here, so the case for buying rests on staying much longer or on prices rising faster than assumed. The chart tracks the running cost of each.
Who lives in 10928
10928's age mix sits close to the national median, and households here run smaller than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 10928.
Who works in 10928, and how
Work in 10928 centers on education and health care & social. Unemployment is close to the national rate, and employment has held roughly flat.
Largest industries
How people get to work
- Drive or carpool 82%
- Work from home 12%
- Transit, walk, or bike 6%
Life in 10928
10928 has more restaurants and bars per resident than 88% of zip codes. The coast is about 44 minutes away. That concentrates in some parts of 10928 and thins out in others, which the map shows.
What the weather is like in 10928, month by month
10928 sees roughly 73 pleasant days a year. July highs average about 85 degrees. January highs sit near 37, with lows near 23. The comfortable stretch runs May through October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 37° | 30° | 23° |
| April | 60° | 50° | 41° |
| July | 85° | 75° | 66° |
| October | 65° | 55° | 47° |
Flying in and out of 10928
The nearest airport, New York Stewart International, is about 12 miles away and is a small airport. The nearest major hub is Laguardia, about 41 miles away.
The best schools in and around 10928
Schools across 10928 average an A−, better than 83% of zip codes.
Top elementary schools
- Garrison SchoolA · 63% proficient
- Stony Point Elementary SchoolB− · 40% proficient
Top middle schools
- Monroe-woodbury Middle SchoolB− · 42% proficient
- Highland Falls Intermediate SchoolB− · 40% proficient
- Fieldstone Middle SchoolC− · 29% proficient
Top high schools
- Haldane High SchoolA+ · 98% proficient
- Monroe-woodbury High SchoolA+ · 97% proficient
- North Rockland High SchoolA+ · 86% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 10928 school and its grade on SchoolGrade.
10928 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 10928 against the other 33,109 zip codes.
Common questions about living in 10928
Is 10928 a good place to live?
Using BestNeighborhood's default rankings, 10928 ranks 7,504th of 33,110 zip codes. It scores highest on big-city access, walkability, and population health, and lowest on property taxes and an overheated housing market. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 10928 expensive to live in?
The median home is worth $363,201. The overall cost of living runs about 14% above the national average. Set against a $104,331 median income, cost of living beats 65% of zip codes.
Is 10928 safe?
Yes, 10928 is safer than 67% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $270 per resident a year.
Compare 10928 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 10928. Scores are absolute rather than ranked, which means a 60 in 10928 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
10928 detail on BestNeighborhood maps:
- Walk Grade for 10928: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 10928: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 10928: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 10928: carrier by carrier coverage behind the cell score.
10928 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.