Best Places10965, NY Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 10965, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
10965 ranks 2,210th 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 10965
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.
10965's strengths and weaknesses
Where 10965 ranks high
- Big-city accessBetter than 98% of zip codes
- Internet speedBetter than 98% of zip codes
- Household income$147,797 median, better than 96% of zip codes
- School gradeA, better than 95% of zip codes
- Cost of living vs incomeBetter than 90% of zip codes
Where 10965 ranks low
- Low property taxBetter than only 2% of zip codes
- Nice weatherabout 57 pleasant days a year, better than only 4% of zip codes
- Cheap car insuranceBetter than only 7% of zip codes
- Cheap childcare$1,476 a month, better than only 7% of zip codes
- QuietBetter than only 8% of zip codes
What it costs to buy a home in 10965
A household needs to earn about $186,000 a year to comfortably buy the median 10965 home, at 20% down and today's 30-year rate. That runs well above the area's median income of $147,797, 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 10965's effective rate of 2.12%, 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 10965
10965 runs older than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 10965.
Who works in 10965, and how
Work in 10965 centers on education and professional & technical. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 70%
- Work from home 20%
- Transit, walk, or bike 10%
Life in 10965
10965 has more restaurants and bars per resident than 96% of zip codes. The coast is about 29 minutes away. That concentrates in some parts of 10965 and thins out in others, which the map shows.
What the weather is like in 10965, month by month
10965 sees roughly 57 pleasant days a year. July highs average about 90 degrees. January highs sit near 44, with lows near 26. The comfortable stretch runs May, June, September, and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 44° | 34° | 26° |
| April | 65° | 53° | 42° |
| July | 90° | 79° | 69° |
| October | 71° | 59° | 48° |
Flying in and out of 10965
The nearest airport, Westchester County, is about 16 miles away and is a small airport. The nearest major hub is Laguardia, about 21 miles away.
The best schools in and around 10965
Schools across 10965 average an A, better than 95% of zip codes.
Top elementary schools
- Lincoln Avenue SchoolA+ · 88% proficient
- Franklin Avenue SchoolA+ · 80% proficient
- Evans Park SchoolA+ · 78% proficient
Top middle schools
- Pearl River Middle SchoolB+ · 50% proficient
- A Macarthur Barr Middle SchoolB+ · 50% proficient
- Chestnut Ridge Middle SchoolF · 10% proficient
Top high schools
- Nanuet Senior High SchoolA+ · 98% proficient
- Pearl River High SchoolA+ · 81% proficient
- Spring Valley High SchoolA · 67% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 10965 school and its grade on SchoolGrade.
10965 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 10965 against the other 33,109 zip codes.
Common questions about living in 10965
Is 10965 a good place to live?
Using BestNeighborhood's default rankings, 10965 ranks 2,210th of 33,110 zip codes. It scores highest on big-city access, fast internet, and high incomes, and lowest on property taxes and the weather. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 10965 expensive to live in?
The median home is worth $602,940. The overall cost of living runs about 23% above the national average. Set against a $147,797 median income, cost of living beats 90% of zip codes.
Is 10965 safe?
Yes, 10965 is safer than 81% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $222 per resident a year.
Compare 10965 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 10965. Scores are absolute rather than ranked, which means a 60 in 10965 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.
10965 detail on BestNeighborhood maps:
- Walk Grade for 10965: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 10965: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 10965: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 10965: carrier by carrier coverage behind the cell score.
10965 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.