Pearl River, NY population, income and ZIP codes

Pearl River CDP is a mid-size town in New York, with 16,282 residents counted in the Census American Community Survey 2019-2023 ACS 5-year estimates, which places it #118 of 1,292 ranked by population — larger than 90% of them. The median age here is 40.1 years against 39.1 nationally, a slightly older profile than the country as a whole. Places under 65,000 residents only appear in the five-year release, never the one-year file, so these values pool sixty months of responses and lag the current year by design.

Households in Pearl River CDP earn a median of $146,574 a year, 86.6% above the national figure of $78,538 and 60% above the $91,806 median for the 847 New York cities we cover. Household income here is measured before tax and pooled across everyone at the address, which is why it reads higher than typical individual earnings in the same area. Poverty reaches 5.5% of residents here, less than half the 12.4% national rate.

The typical owner-occupied home in Pearl River CDP is valued at $567,800, 87.1% above the national figure and 80% above the $315,800 peer median, while median gross rent runs $2,058 a month, 46.4% above the national figure, or roughly $24,696 across a full year. A household on the local median income would put about 16.8% of gross pay toward that rent against the federal 30% cost-burden threshold, so renting here is cheap relative to what people here earn. The home-price-to-income ratio works out to 3.9×, against roughly 3.9× nationally, so buying is easier here than in the average US market. 76.7% of occupied homes are owner-occupied versus 65% nationally, so the market leans toward owners. Rent is reported gross — contract rent plus tenant-paid utilities — which is why it runs above the advertised price on a listing for the same unit.

All values below were released by the Census for this exact geography, with no gap-filling on our side. Small-area estimates still carry wider margins of error than state or national figures, so check the linked ACS tables before relying on them for lending, appraisal or legal work.