Pearl River, NY demographics:
population, income, and more

Total population
16,155
-0.8% year-over-year change
Median household income
$145,063/yr
-1.0% year-over-year change
Housing units
6,214
1.8% year-over-year change

Pearl River population

How many people live in Pearl River

Pearl River is home to 16,155 residents, according to the most recent Census data. Gender-wise, 50.7% of Pearl River locals are male, and 49.3% are female.

Total population
16,155
-0.8% year-over-year change
Gender ratio
Male
50.7%
8,184
Female
49.3%
7,971
Value Percent YoY change
Male 8,184 50.7% -1.9%
Female 7,971 49.3% 0.3%
A higher population often means more rental variety and livelier areas. The gender balance—how many men live here compared to women—can reveal a lot about the community and the lifestyles of its residents. Use this info to get a sense of the area's pace and personality.

Age demographics

The median age in Pearl River is 42, with the population distributed as follows: about 19.3% are children under 15, then 11.1% are in the 15 to 24 age group. Adults between 25 and 44 make up 22.2% of the population, while another 28.6% fall into the 45 to 64 bracket. Finally, around 18.9% are 65 or older.

Median age
41.9
Age breakdown
Under 15
19.3%
15 to 24
11.1%
25 to 44
22.2%
45 to 64
28.6%
Over 65
18.9%
Value Percent YoY change
Under 15 3,116 19.3% -2.8%
15 to 24 1,786 11.1% -11.7%
25 to 44 3,581 22.2% 4.0%
45 to 64 4,612 28.6% 0.2%
Over 65 3,060 18.9% 1.7%
The age composition helps you get insight into who lives in the area. A younger population might mean a more active, fast-paced vibe, while an older one could suggest a quieter, slower lifestyle. If there's a balanced makeup, you’re likely to find a variety of services, housing types, and community spaces that cater to different life stages.

Racial makeup

In Pearl River, 82.7% of the population are US-born citizens, while 12.2% have gained naturalized citizenship. At the same time, 5.1% of residents are non-citizens. As for race, 80.9% of locals are Caucasian, 0.6% are African American and 3.1% have Asian roots. There’s also a share of 3.6% that includes residents with two or more races.

Citizenship
U.S.-born citizens
82.7%
Non-U.S.-born citizens
12.2%
Non-citizens
5.1%
Value Percent YoY change
U.S.-born citizens 13,362 82.7% 1.5%
Non-U.S.-born citizens 1,964 12.2% -6.1%
Non-citizens 829 5.1% -18.9%
Racial breakdown
White
80.9%
Black or African American
0.6%
American Indian and Alaska Native
0.9%
Asian
3.1%
Native Hawaiian and other Pacific Islander
0%
Two or more races
3.6%
Other
11%
Value Percent
White 13,064 80.9%
Black or African American 96 0.6%
American Indian and Alaska Native 148 0.9%
Asian 498 3.1%
Two or more races 580 3.6%
Other 1,769 11%

Households in Pearl River

A peek inside Pearl River households

Pearl River has 6,017 households, with an average of 3 members in each. Of these, 69.7% are families, while the remaining 30.3% are made up of individuals living alone or with non-relatives, such as roommates.

Households stats

Total households
6,017
3.8% year-over-year change
Average people per household
3
Non-family households
1,825
Family households
4,192
Value Percent YoY change
Non-family households 1,825 30.3% 13.9%
Family households 4,192 69.7% -0.1%
The mix between family and non-family households gives a glimpse into daily life. A higher percentage of families might mean more parks and schools, while more non-family setups can mean flexible housing and diverse living styles. For renters, this can signal what kinds of homes are common and can help you figure out if the area matches your lifestyle.

Housing in Pearl River

The housing landscape of Pearl River

Pearl River's housing consists of 6,214 units, with 72.3% being detached single-family homes ideal for those wanting space. Attached options, including duplexes and townhouses, make up 2.3% and offer a more compact, shared living style.

Housing units
6,214
1.8% year-over-year change
Housing types
Value Percent
1 unit, detached 4,495 72.3%
1 unit, attached 143 2.3%
2 units 414 6.7%
3 or 4 units 283 4.6%
5 to 9 units 322 5.2%
10 to 19 units 369 5.9%
20 to 49 units 86 1.4%
50 or more units 102 1.6%
Homes built since 2020
14
% year-over-year change

The age of buildings in Pearl River

In Pearl River, the median construction year is 1961. About 12.9% of homes were built before the 1940s, with another 5.9% going up by 1949. Most development happened in the second half of the 20th century. Then, 5.5% of homes were added from 2000 to 2009, 4.6% between 2010 and 2019, and 0.2% are part of the newest wave of development.

Construction year breakdown by decade
Value Percent YoY change
Built in 1939 or earlier 801 12.9% -11.7%
Built between 1940 and 1949 367 5.9% -18.3%
Built between 1950 and 1959 1,864 30% 3.1%
Built between 1960 and 1969 1,210 19.5% 10.0%
Built between 1970 and 1979 513 8.3% 22.7%
Built between 1980 and 1989 460 7.4% 4.5%
Built between 1990 and 1999 359 5.8% -13.1%
Built between 2000 and 2009 343 5.5% 28.9%
Built between 2010 and 2019 283 4.6% -6.3%
Built in 2020 or later 14 0.2% N/A
As a renter, knowing when homes were built helps you understand the potential condition and design of rental units. Newer builds may have more contemporary layouts, while older homes can offer character or larger lots, depending on the area.

Pearl River occupancy rates

Out of the 6,017 occupied housing units in Pearl River, 77.4% are owner-occupied, while 22.6% are lived in by tenants. Meanwhile, 3.2% of all homes on the local market sit vacant.

Occupied housing units
6,017
3.8% year-over-year change
Occupancy breakdown
Renter occupied
1,359
Owner occupied
4,658
Value Percent YoY
change
Renter occupied 1,359 22.6% 0.6%
Owner occupied 4,658 77.4% 4.7%
Unoccupied housing units
3.2%
Unoccupied housing units refer to homes that are currently without residents—whether they're waiting for renters or owners, used seasonally, or simply unclaimed. A higher share of empty homes may mean more housing availability, while a low number can reflect a tighter market with more competition. This, along with the renter-vs.-owner mix, helps paint a clearer picture of what types of housing and services are likely to be available in the area.

Pearl River housing costs

Housing costs in Pearl River come to a median of $2,611 per month, while tenants specifically pay a median gross rent of $1,973.

Median housing costs per month
$2,611/month
This figure sums up typical monthly housing costs for all households in the area. If you own, it includes mortgage payments in addition to property taxes, insurance and HOA fees. If you rent, it accounts for rent plus extras like utilities. It’s useful for seeing how local living expenses stack up compared to other places.
Median gross rent in Pearl River
$1,973/month
Gross rent gives a more complete look at what renters actually pay, including not just base rent, but also utilities and fees. It’s a key number for evaluating rental affordability in your area of interest and understanding how it compares to nearby locations.

Education in Pearl River

Pearl River education at a glance

About 20.2% of the population in Pearl River went to high school, while 17% pursued college studies. Another 7.4% earned an associate degree and 32% hold a bachelor’s. Meanwhile, 18.8% went even further, earning a master’s or doctorate.

Education level
Value Percent YoY change
No high school 583 4.6% 9.2%
High school diploma 2,527 20.2% -10.4%
College diploma 2,127 17% -6.3%
Associate degree 931 7.4% 10.7%
Bachelor's degree 4,009 32% 0.5%
Graduate degree 2,355 18.8% 11.2%
A community’s education mix can offer insights into the local economy and housing market. Higher levels of education often align with more job opportunities and stable incomes, which can increase demand for homes and influence both rent prices and rental availability.

Income in Pearl River

How much people earn in Pearl River

The average annual household income in Pearl River was $183,110 in 2024, the most recent annual data available, according to the U.S. Census Bureau. This marked a +0.6% change from the previous year. At the same time, the median income stood at $145,063, reflecting a -1% shift over the same period.

Average household income in Pearl River
$183,110/year
0.6% year-over-year change
Median household income in Pearl River
$145,063/year
-1.0% year-over-year change

Pearl River income by age

In Pearl River, households led by residents aged 25 to 44 — usually in the early to mid stages of their careers — have a median income of $168,039. Those with someone between 45 and 64 in charge, often well established professionally, earn $168,095 overall. Overall, 92.6% of the locals in this community live above the poverty line.

Income breakdown by age
Value YoY change
25 - 44 $168,039 -4.5%
45 - 64 $168,095 -9.4%
Over 65 $86,094 -1.1%
Above poverty level
14,753
Below poverty level
1,172
Value Percent YoY
change
Above poverty level 14,753 92.6% -2.9%
Below poverty level 1,172 7.4% 30.8%

Average renter income in Pearl River

To get a better sense of what renters earn on average in Pearl River, their median household income was $64,851 according to 2022 Census data. In addition, the rent-to-income ratio in the area, at 36.5%, shows what portion of their earnings goes toward housing expenses.

Renter median household income
$64,851
Rent-to-income ratio
36.5%
Understanding the rent-to-income ratio can help renters gauge if local housing costs align with their earnings. A ratio under 30% usually signals affordability, while exceeding this mark means rent is taking a larger-than-recommended bite out of income. That could make it harder for you to cover other costs like transportation, healthcare, or child care.

Employment in Pearl River

Workforce and job types in Pearl River

The job market in Pearl River is powered by 7,859 working residents, spread across a range of industries and roles. 88.6% of the working population are employed in professional or administrative positions, while 11.4% are in hands-on or service-based jobs. Also, 7.7% run their own businesses, 60.9% are employed by private companies, and 22.9% work in the public sector.

Workforce demographics

Working population
7,859
-2.2% year-over-year change
White collar
6,961
Blue collar
898
Value Percent YoY change
White collar 6,961 88.6% 0.4%
Blue collar 898 11.4% -18.4%
Employer type
Self employees
7.7%
Private companies
60.9%
Governmental workers
22.9%
Not for profit companies
8.5%
Value Percent YoY change
Self employees 605 7.7% -6.8%
Private companies 4,784 60.9% -4.0%
Governmental workers 1,803 22.9% 6.0%
Not for profit companies 667 8.5% -4.7%
Unemployment rate
2.6%
-7.0% year-over-year change

Available workforce

The unemployment rate in Pearl River stands at 2.6%, representing the share of the workforce currently without a job and actively looking for one.

For renters, the unemployment rate helps paint a picture of job security and financial stability in the area. Rates around 4% to 5% are considered typical. A lower-than-average rate might suggest strong job prospects and a thriving local economy, while a higher rate could hint at fewer opportunities—both useful to consider when planning a move.

Transportation in Pearl River

How people get around in Pearl River

In Pearl River, the average commute time is 30 minutes. Commuting methods vary: 75.2% of residents travel by personal vehicle and 2.4% prefer to walk, while the remaining share relies on public transit or on two wheelers to get from A to B.

Commute time
30 min
2.0% year-over-year change
Means of transportation
Value Percent YoY change
Car 5,846 75.2% -6.1%
Taxicab 23 0.3% -8.0%
Bus or trolleybus 128 1.6% 39.1%
Subway or elevated 108 1.4% N/A
Railroad 178 2.3% 5.3%
Walk 189 2.4% 24.3%
Understanding how locals get to work can help you plan your own routine. High car usage might mean you’ll need a vehicle, while strong public transit or walkability could save you the hassle. Commute times also play a big role in quality of life—shorter trips can give you more time for the things you enjoy.

What is the median and average household income in Pearl River by zipcode?

Zipcode Population Number of households Median income Average income
10965 15,206 5,743 $132,660 $161,318

Find your place

Explore more communities

FAQs about Pearl River demographics 

What is the total population of Pearl River?

Pearl River has a total population of 16,155 residents, according to the latest release from the U.S. Census Bureau: the 2019-2023 American Community Survey (ACS) 5-year estimates. This figure changed by -0.8% compared to a year ago.

What is the gender ratio in Pearl River?

The gender ratio in Pearl River is as follows:
  • 50.7% males (8,184 residents)
  • 49.3% females (7,971 residents)

What is the median age in Pearl River?

The median age in Pearl River is 41.9.

What is the age distribution of the population in Pearl River?

The age distribution in Pearl River is as follows:
  • Under 15: 19.3% (3,116 residents)
  • Ages 15-24: 11.1% (1,786 residents)
  • Ages 25-44: 22.2% (3,581 residents)
  • Ages 45-64: 28.6% (4,612 residents)
  • Over 65: 18.9% (3,060 residents)

What is the racial and ethnic makeup of Pearl River?

The racial and ethnic makeup of Pearl River is as follows:
  • White: 80.9% (13,064 residents)
  • Black or African American: 0.6% (96 residents)
  • American Indian and Alaska Native: 0.9% (148 residents)
  • Asian: 3.1% (498 residents)
  • Native Hawaiian and Other Pacific Islander: 0% (0 residents)
  • Two or More Races: 3.6% (580 residents)
  • Other: 11% (1,769 residents)

What percentage of the population in Pearl River are U.S.-born citizens?

U.S.-born citizens represent 82.7% of the population in Pearl River.

How many housing units are there in Pearl River?

There are 6,214 housing units in Pearl River, reflecting a +1.8% change compared to the previous year, according to the latest data from the U.S. Census Bureau.

How many households are in Pearl River and what is the average household size?

Pearl River has a total of 6,017 households, with an average of 3 people in each.

What is the median household income in Pearl River?

Pearl River has a median household income of $145,063, representing a -1.0% shift from the previous year, according to the U.S. Census Bureau.

What is the employment rate and job market overview for Pearl River?

The employment rate is 97.4% in Pearl River, with a workforce of 7,859 residents. Here’s a detailed breakdown of the local job market:

Job types:
  • White-collar workers: 88.6% (6,961 residents)
  • Blue-collar workers: 11.4% (898 residents)

Places of employment:
  • Self-employed: 7.7% (605 residents)
  • Private companies: 60.9% (4,784 residents)
  • Governmental workers: 22.9% (1,803 residents)
  • Not-for-profit companies: 8.5% (667 residents)

Data source & methodology

The demographic data on this page was sourced from the latest U.S. Census Bureau release—the 2019–2023 American Community Survey (ACS) 5-year estimates.

The information, issued annually, is compiled and published by the Point2Homes Research Team as soon as new data becomes available.

No representation, guarantee, or warranty is made concerning the accuracy or completeness of modified or aggregated information for particular areas.

Page last updated: September 2025