Population 14,273 · Census ACS 2020–24
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Population and households in Pearl River
Household size in Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.97 | 2.79 | 2.68 | 2.68 |
| 2010–14 | 2.83 | 2.85 | 2.72 | 2.73 |
| 2015–19 | 2.96 | 2.82 | 2.69 | 2.71 |
| 2020–24 | 2.65 | 2.79 | 2.65 | 2.65 |
| Change | −0.33 | −0.00 | −0.03 | −0.03 |
At 2.65 people per household, Pearl River sits right at the national average. The typical household here is smaller than in the New York area as a whole, where it has 2.79 people. Household size has dropped from 2.97 in 2006–10, a much bigger shift than nationally.
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 Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 40.4 | 38.0 | 38.3 | 37.7 |
| 2010–14 | 41.9 | 38.7 | 39.0 | 38.6 |
| 2015–19 | 41.3 | 39.8 | 40.2 | 39.6 |
| 2020–24 | 44.1 | 40.4 | 40.8 | 40.1 |
| Change | +3.7 | +2.4 | +2.5 | +2.3 |
Pearl River skews older: half of its residents are older than 44.1, well above the national median of 40.1. That usually means more empty nesters and retirees, and fewer young families. The median age has climbed from 40.4 in 2006–10, in line with the national trend.
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 Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 7.7% | 13.1% | 13.1% | 12.3% |
| 2010–14 | 8.2% | 12.8% | 12.7% | 12.3% |
| 2015–19 | 7.5% | 11.4% | 11.6% | 11.6% |
| 2020–24 | 3.4% | 11.6% | 11.6% | 11.6% |
| Change | −4.3 pts | −1.5 pts | −1.5 pts | −0.6 pts |
Single parents head only 3.4% of households in Pearl River, well below the national share of 11.6%. The single-parent share has fallen 4.3 points since 2006–10, a much bigger shift than nationally. Of the 488 New York cities with 5,000+ people, only 18 have a lower share of single-parent households.
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 Pearl River
Renters in Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 18.5% | 47.1% | 44.8% | 33.3% |
| 2010–14 | 19.2% | 48.7% | 46.2% | 35.6% |
| 2015–19 | 21.8% | 48.8% | 46.2% | 36.0% |
| 2020–24 | 22.2% | 48.6% | 45.7% | 34.8% |
| Change | +3.7 pts | +1.5 pts | +0.9 pts | +1.5 pts |
Only 22.2% of households in Pearl River rent their homes, far below the national share of 34.8%, so most residents are owners who tend to stay put. Just over a third of owners (35.4%) have paid off their mortgages, below the national share of 39.8%. Rentals cluster in the south; owners are most common in the east. The renter share has risen 3.7 points since 2006–10, as it has 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 Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 9.9% | 9.1% | 10.3% | 11.4% |
| 2010–14 | 5.6% | 9.0% | 10.4% | 11.4% |
| 2015–19 | 8.3% | 9.1% | 11.0% | 11.1% |
| 2020–24 | 4.3% | 7.9% | 9.7% | 9.6% |
| Change | −5.6 pts | −1.2 pts | −0.6 pts | −1.8 pts |
Empty homes are scarce in Pearl River: just 4.3% sit vacant, compared with 9.6% nationally, a sign of a tight housing market. Since 2006–10, vacancy has fallen 5.6 points, a much bigger shift than nationally. Pearl River has a lower vacancy rate than the great majority of New York cities.
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 Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 1959 | 1957 | 1956 | 1974 |
| 2010–14 | 1961 | 1958 | 1957 | 1975 |
| 2015–19 | 1960 | 1959 | 1958 | 1977 |
| 2020–24 | 1964 | 1962 | 1961 | 1980 |
| Change | +5 | +5 | +5 | +6 |
The housing in Pearl River is old by national standards: the median home dates to 1964, against 1980 for the U.S., so buyers will find more older houses, some of them due for updates. The median year built has moved up from 1959 in 2006–10, a sign of steady new building. Newer construction is concentrated in the southeast, while the southwest has the oldest housing.
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 Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,456 | $1,268 | $1,095 | $965 |
| 2010–14 | $1,374 | $1,377 | $1,201 | $1,040 |
| 2015–19 | $1,512 | $1,645 | $1,426 | $1,213 |
| 2020–24 | $2,247 | $2,060 | $1,794 | $1,571 |
| Change | +$791 | +$792 | +$698 | +$606 |
Rent in Pearl River runs $2,247 a month at the median, utilities included, well above the U.S. median of $1,571. Rent has climbed $791 a month since 2006–10, up 54%, a slower climb than the nation's. Rent takes 43.1% of the typical renter's income, well over the 30% mark often used to define affordable rent, so many renters here are stretched. The priciest rents are in the southeast; the most affordable are in the north.
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 Pearl River
Bachelor's degrees in Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 45.0% | 35.0% | 31.9% | 28.4% |
| 2010–14 | 47.3% | 36.7% | 33.4% | 29.6% |
| 2015–19 | 46.1% | 39.9% | 36.2% | 32.1% |
| 2020–24 | 53.6% | 43.6% | 39.8% | 35.6% |
| Change | +8.6 pts | +8.6 pts | +8.0 pts | +7.2 pts |
Pearl River is highly educated: more than half of adults 25 and older (53.6%) hold at least a bachelor's degree, far above the national share of 35.6%. The share with a degree is up 8.6 points from 2006–10, mirroring the country. College graduates are most concentrated in the center and least in the south.
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 Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 95.3% | 83.7% | 84.0% | 84.9% |
| 2010–14 | 93.7% | 84.6% | 84.9% | 86.1% |
| 2015–19 | 93.2% | 86.2% | 86.5% | 87.7% |
| 2020–24 | 89.7% | 86.9% | 87.3% | 89.3% |
| Change | −5.6 pts | +3.3 pts | +3.3 pts | +4.3 pts |
High school completion in Pearl River is close to the national rate: 89.7% of adults have a diploma or equivalent, against 89.3%. The rate is higher than in the New York area as a whole (86.9%). The share with a diploma is down 5.6 points from 2006–10, even as the national rate rose.
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 Pearl River
| Period | Pearl River | New York area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.7% | 7.9% | 7.7% | 8.1% |
| 2010–14 | 4.6% | 9.5% | 9.2% | 9.4% |
| 2015–19 | 4.4% | 5.7% | 5.7% | 5.6% |
| 2020–24 | 3.0% | 6.9% | 6.6% | 5.4% |
| Change | +0.3 pts | −0.9 pts | −1.2 pts | −2.7 pts |
The job market in Pearl River has been strong: just 3.0% of the labor force was out of work and looking, well below the national rate of 5.4%. Pearl River has lower unemployment than the great majority of New York cities. Because the Census pools five years of responses (2020–24), these rates smooth over short swings and lag the current 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).
Pearl River 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| Pearl River | 2.65 | 44.1 | 3.4% | 22.2% | 4.3% | 1964 | $2,247 | 53.6% | 89.7% | 3.0% |
| Montvale | 2.89 | 41.5 | 8.6% | 19.6% | 7.7% | 1973 | $2,502 | 54.4% | 94.4% | 5.8% |
| Park Ridge | 2.84 | 45.3 | 3.9% | 19.0% | 5.4% | 1969 | $2,251 | 57.2% | 94.5% | 3.5% |
| Chestnut Ridge | 3.77 | 29.1 | 2.6% | 24.2% | 8.1% | 1968 | $2,857 | 35.9% | 88.7% | 4.8% |
| Nanuet | 2.79 | 45.7 | 13.6% | 31.6% | 4.7% | 1974 | $2,321 | 48.3% | 89.7% | 3.6% |
| Blauvelt | 3.22 | 41.2 | 2.7% | 3.3% | 7.3% | 1964 | $1,905 | 56.0% | 93.9% | 6.4% |
| West Nyack | 2.85 | 50.1 | 7.1% | 8.6% | 3.9% | 1965 | $2,081 | 52.4% | 94.4% | 4.7% |
| Orangeburg | 2.32 | 42.1 | 4.3% | 21.2% | 5.7% | 1969 | $2,122 | 53.2% | 87.9% | 6.3% |
| Woodcliff Lake | 2.83 | 46.7 | 2.3% | 13.6% | 4.9% | 1968 | $1,866 | 79.8% | 96.0% | 10.1% |
| Old Tappan | 3.06 | 45.0 | 3.1% | 8.1% | 6.6% | 1982 | $3,310 | 73.6% | 97.1% | 1.9% |
| Hillsdale | 2.97 | 45.1 | 4.4% | 7.4% | 4.6% | 1959 | $1,899 | 63.9% | 96.8% | 3.2% |
All figures 2020–24.
Cities with similar populations: Mahomet, IL · San Antonio, PR · San Anselmo, CA · Salida, CA · Safford, AZ · Saddle Brook, NJ · Roselle Park, NJ · Rosario, PR · Rocky Mount, VA · Robbinsdale, MN
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 Pearl River. 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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