Town of Orangetown, Rockland County
Pearl River, NY real estate guide
Pearl River is a hamlet in the Town of Orangetown in southern Rockland County, on the New Jersey border. Its downtown grew up around the railroad, and the Pascack Valley Line station is a short walk from Central Avenue's shops and restaurants.
Who it suits
- Buyers who want a train station and a walkable downtown in the same hamlet.
- Commuters headed to Penn Station, Hudson Yards or northern New Jersey.
- Buyers looking mainly at single-family homes: capes, colonials, ranches and split-levels, plus some condos and townhouses.
Commute
- Train: On the Pascack Valley Line, weekday morning trains from Pearl River reach Secaucus Junction in roughly 30 to 55 minutes depending on the train, where riders change for New York Penn Station. Other trains continue to Hoboken for PATH or ferries. A temporary timetable is in effect Oct 11 to Nov 14, 2026.
- Bus: Coach USA lists Pearl River on several Rockland Coaches routes to the Port Authority Bus Terminal.
- Driving: the Garden State Parkway and the Palisades Interstate Parkway are nearby.
Taxes and schools
Most of Pearl River is in the Pearl River School District. Some Pearl River mailing addresses are in the Nanuet or South Orangetown districts, so check each property.
| Taxing jurisdiction | Rate |
|---|---|
| Pearl River UFSD (school) | $17.65 |
| Town of Orangetown | $5.19 |
| County of Rockland | $2.23 |
Full value tax rates are per $1,000 of market value for calendar year 2026, from the NYS Comptroller. Actual bills depend on assessment, exemptions such as STAR, and fire, library and other special districts. Confirm the school district for each address.
Recent Pearl River market
| Measure | Figure |
|---|---|
| Median sale price | $717,750 |
| Homes sold | 104 |
| Median days on market | 20 days |
| Median sale-to-list price ratio | 101.1% |
Source: OneKey MLS, data pulled Nov 2, 2026. Includes only sales reported to the MLS. Data believed accurate but not guaranteed.
Brendan's take
- Homes within walking distance of the station and Central Avenue tend to be older, often on smaller lots.
- Home styles and lot sizes change a lot from street to street, so I compare sales within a few blocks of each house.
- The St. Patrick's Day parade brings large crowds to Central Avenue each March.
Thinking about selling?
I'll prepare a free, no-obligation comparative market analysis from recent nearby sales. See what your home is worth.
Common questions
What town is Pearl River in?
Pearl River is a hamlet in the Town of Orangetown, Rockland County, New York.
Can I take a train from Pearl River to Manhattan?
Yes, with a transfer. Take the Pascack Valley Line to Secaucus Junction and change for New York Penn Station, or ride to Hoboken for PATH.
Which school district serves Pearl River?
Mostly the Pearl River School District. Confirm the district for a specific address.
How fast do homes sell in Pearl River?
Single-family homes had a median of 20 days on market from Nov 1, 2025 to Oct 31, 2026, according to OneKey MLS data pulled Nov 2, 2026.
Sources
- MTA Metro-North, Pascack Valley Line schedule (temporary timetable Oct 11 to Nov 14, 2026) (checked Nov 2, 2026)
- Coach USA, Rockland Coaches commuter routes (checked Nov 2, 2026)
- NYS Comptroller, 2026 School District Component Tax Table (full value tax rates, CY 2026) (checked Nov 2, 2026)
- NYS Comptroller, 2026 Local Government Tax Table (county, town and village full value tax rates) (checked Nov 2, 2026)
Schedules, tax rates and programs change. Confirm details with the source before relying on them.
Curious about Pearl River?
Call or text me to talk about homes for sale, or what your Pearl River home might sell for.