Population 4,633 · Census ACS 2020–24
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Population and households in Garrison
Household size in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.62 | 2.79 | 2.68 | 2.68 |
| 2010–14 | 2.72 | 2.85 | 2.72 | 2.73 |
| 2015–19 | 2.87 | 2.82 | 2.69 | 2.71 |
| 2020–24 | 2.54 | 2.79 | 2.65 | 2.65 |
| Change | −0.08 | −0.00 | −0.03 | −0.03 |
Households in Garrison run a little small, averaging 2.54 people against 2.65 nationally, which usually means more singles and couples and fewer children.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 45.3 | 38.0 | 38.3 | 37.7 |
| 2010–14 | 49.3 | 38.7 | 39.0 | 38.6 |
| 2015–19 | 46.4 | 39.8 | 40.2 | 39.6 |
| 2020–24 | 49.8 | 40.4 | 40.8 | 40.1 |
| Change | +4.5 | +2.4 | +2.5 | +2.3 |
Garrison skews older: half of its residents are older than 49.8, well above the national median of 40.1. That usually means more empty nesters and retirees, and fewer young families. Since 2006–10, the median age has climbed from 45.3, but in a place this small, much of that may be survey noise rather than real change.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 8.3% | 13.1% | 13.1% | 12.3% |
| 2010–14 | 2.9% | 12.8% | 12.7% | 12.3% |
| 2015–19 | 3.4% | 11.4% | 11.6% | 11.6% |
| 2020–24 | 6.6% | 11.6% | 11.6% | 11.6% |
| Change | −1.7 pts | −1.5 pts | −1.5 pts | −0.6 pts |
Single-parent households are relatively rare in Garrison: 6.6% of households, against 11.6% nationally.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in Garrison
Renters in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 8.7% | 47.1% | 44.8% | 33.3% |
| 2010–14 | 10.9% | 48.7% | 46.2% | 35.6% |
| 2015–19 | 9.9% | 48.8% | 46.2% | 36.0% |
| 2020–24 | 13.9% | 48.6% | 45.7% | 34.8% |
| Change | +5.2 pts | +1.5 pts | +0.9 pts | +1.5 pts |
Garrison is overwhelmingly a place of homeowners: only 13.9% of households rent, far below the national share of 34.8%. Owner-heavy areas like this tend to see less turnover. More than a third of owners (36.9%) have paid off their mortgages, about the same as nationally.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 13.0% | 9.1% | 10.3% | 11.4% |
| 2010–14 | 16.4% | 9.0% | 10.4% | 11.4% |
| 2015–19 | 22.0% | 9.1% | 11.0% | 11.1% |
| 2020–24 | 13.8% | 7.9% | 9.7% | 9.6% |
| Change | +0.8 pts | −1.2 pts | −0.6 pts | −1.8 pts |
Vacancy is high in Garrison: 13.8% of homes are empty, far above the national rate of 9.6%. In resort and lake areas that usually means seasonal and vacation homes; elsewhere it can point to weak demand.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 1961 | 1957 | 1956 | 1974 |
| 2010–14 | 1968 | 1958 | 1957 | 1975 |
| 2015–19 | 1965 | 1959 | 1958 | 1977 |
| 2020–24 | 1962 | 1962 | 1961 | 1980 |
| Change | +1 | +5 | +5 | +6 |
Garrison is a place of older homes: half were built before 1962, while the national median is 1980. That means established neighborhoods, and more houses that may need updating. The New York area as a whole looks much the same.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,162 | $1,268 | $1,095 | $965 |
| 2010–14 | $1,921 | $1,377 | $1,201 | $1,040 |
| 2015–19 | $1,406 | $1,645 | $1,426 | $1,213 |
| 2020–24 | $2,214 | $2,060 | $1,794 | $1,571 |
| Change | +$1,052 | +$792 | +$698 | +$606 |
A typical rental in Garrison costs $2,214 a month with utilities, well above the national median of $1,571. Rent takes 25.6% of the typical renter's income, comfortably under the 30% mark often used to define affordable rent.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in Garrison
Bachelor's degrees in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 47.6% | 35.0% | 31.9% | 28.4% |
| 2010–14 | 49.1% | 36.7% | 33.4% | 29.6% |
| 2015–19 | 51.1% | 39.9% | 36.2% | 32.1% |
| 2020–24 | 60.4% | 43.6% | 39.8% | 35.6% |
| Change | +12.8 pts | +8.6 pts | +8.0 pts | +7.2 pts |
College graduates are unusually common in Garrison: 60.4% of adults 25 and older have a bachelor's degree or higher, against 35.6% nationally. Education tends to track local incomes and the kinds of jobs nearby.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 95.6% | 83.7% | 84.0% | 84.9% |
| 2010–14 | 94.2% | 84.6% | 84.9% | 86.1% |
| 2015–19 | 97.4% | 86.2% | 86.5% | 87.7% |
| 2020–24 | 97.5% | 86.9% | 87.3% | 89.3% |
| Change | +1.9 pts | +3.3 pts | +3.3 pts | +4.3 pts |
Finishing high school is nearly universal in Garrison: 97.5% of adults 25 and older have a diploma or equivalent, well above the national rate of 89.3%.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in Garrison
| Period | Garrison | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 6.8% | 7.9% | 7.7% | 8.1% |
| 2010–14 | 8.2% | 9.5% | 9.2% | 9.4% |
| 2015–19 | 4.4% | 5.7% | 5.7% | 5.6% |
| 2020–24 | 5.1% | 6.9% | 6.6% | 5.4% |
| Change | −1.7 pts | −0.9 pts | −1.2 pts | −2.7 pts |
Unemployment in Garrison is close to the national rate: 5.1% of the labor force, against 5.4%. The rate is lower than in the New York area as a whole (6.9%). Each figure pools five years of surveys (2020–24), so it describes that whole stretch rather than today's job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
Garrison compared with nearby cities
| City | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Garrison | 2.54 | 49.8 | 6.6% | 13.9% | 13.8% | 1962 | $2,214 | 60.4% | 97.5% | 5.1% |
| Lake Peekskill | 2.82 | 44.5 | 12.4% | 11.8% | 19.5% | 1955 | $1,790 | 42.1% | 92.9% | 3.7% |
| Cortlandt | 2.21 | 50.8 | 16.4% | 7.3% | 10.3% | 1960 | $2,158 | 42.8% | 98.4% | 1.4% |
| Highland Falls | 2.47 | 38.3 | 7.8% | 46.1% | 7.9% | 1953 | $2,030 | 47.1% | 94.4% | 5.3% |
| West Point | 3.56 | 21.5 | 10.2% | 99.3% | 10.0% | 1972 | $3,501 | 78.8% | 97.9% | 3.7% |
| Fort Montgomery | 2.44 | 42.8 | 2.6% | 34.7% | 5.3% | 1976 | $1,768 | 25.4% | 89.3% | 1.1% |
| Putnam Valley | 2.92 | 46.1 | 7.4% | 10.2% | 14.4% | 1968 | $2,157 | 52.3% | 95.5% | 1.9% |
| Mohegan Lake | 2.84 | 43.2 | 15.8% | 26.4% | 12.1% | 1956 | $2,041 | 45.9% | 91.0% | 5.8% |
| Lake Mohegan | 2.62 | 42.5 | 10.4% | 22.9% | 4.7% | 1973 | $2,355 | 58.8% | 94.0% | 3.8% |
| Cortlandt Manor | 2.99 | 43.3 | 7.9% | 10.6% | 7.3% | 1971 | $2,170 | 50.8% | 94.5% | 6.8% |
| Peekskill | 2.49 | 43.8 | 11.8% | 40.2% | 7.8% | 1961 | $2,127 | 36.6% | 83.5% | 5.8% |
All figures 2020–24.
Cities with similar populations: Angie, LA · Sabattus, ME · Armada, MI · Point Pleasant Beach, NJ · Albion, PA · Salem, WI · Ashland, PA · Aylett, VA · Ross, CA · Angola, NY
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up Garrison. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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