Pearl River, NY · standard
ZIP Code 10965
Rockland County, New York - Census ACS demographics, housing tenure, and business patterns, benchmarked against every US ZIP.
- 14,791
- 1,088/sq mi High-density area
- $132,660
- Median income Above-median income area
- $596,700
- Median home value Above-median home value
- 50.3%
- Bachelor's or higher Above-average bachelor's attainment
National ZIP placement
Pearl River pairs a top-decile household income with top-decile home values, in a low-density, homeowner-dominated area.
- Top 6%
- household income, US ZIPs
- Top 9%
- home value, US ZIPs
- 1,088
- people per sq mi
- 77%
- owner-occupied homes
Source: U.S. Census Bureau ACS 5-Year Estimates (2019–2023). Percentiles rank ZIP 10965 against every reporting US ZIP.
FHFA HPI release change
What changed in the latest House Price Index year
- FHFA House Price Index values in ZIP 10965 (Pearl River, NY) rose +12.7% from 2023 to 2024. The all-transactions index moved from 211.0 in 2023 to 237.7 in 2024 (2000 = 100).
ZIP code 10965 is a mid-sized community (a standard USPS delivery area) in Pearl River, Rockland County, New York, home to 14,791 residents across 13.6 square miles, a density of 1,088 people per square mile, in the New York time zone.
ZIP 10965 skews affluent, with a median household income of $132,660 (43% above the average New York ZIP), while per-capita income is $60,329. Both reported hardship measures are comparatively low in absolute terms: poverty is 7.9% and unemployment is 3.2%. Housing is both higher-cost and owner-heavy: median home value is $596,700 (58% above the average New York ZIP), while 76.6% of occupied homes are owner-occupied and median rent is $1,962.
This is a highly-educated ZIP: 50.3% of adults hold a bachelor's degree or higher, the median age is 41.1, and the average commute is 30 minutes. The page also surfaces 10 ZIP codes within roughly 10 miles and 6 more in Rockland County, so 10965 can be compared with both its immediate and county-level context.
Every figure on this page is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates (including median rent) and the FHFA House Price Index, no estimates, no proprietary scoring. Verify with Census →
Top industries in ZIP 10965
Top 5 sectors by establishment count in Pearl River, NY
Which industries have the most business establishments in ZIP 10965.
- Construction
Construction
85 establishments
- Professional, scientific, and technical services
Professional, scientific, and technical services
74 establishments
- Accommodation and food services
Accommodation and food services
51 establishments
- Health care and social assistance
Health care and social assistance
49 establishments
- Other services (except public administration)
Other services (except public administration)
42 establishments
What this shows Establishment counts come from the Census ZIP Code Business Patterns program, which counts physical business locations rather than employees or revenue.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates + ZIP Code Business Patterns + FHFA HPI ACS demographics and median rent, ZBP business establishments, FHFA HPI for ZIP 10965, Pearl River, NY · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; FHFA HPI updated quarterly/annually.
Quick Facts
14,791
Population
13.6
Area (sq mi)
1,088
People / sq mi
New York
Time Zone
standard
ZIP Type
Who lives in ZIP 10965?
41.1
Median Age
51.9%
Male
48.1%
Female
18.3%
Foreign-Born
Hispanic or Latino is an ethnicity category from the Census Bureau and may overlap with other categories above.
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How much do residents earn?
$132,660
Median Household Income
+43% vs state ZIP avg
$60,329
Per Capita Income
7.9%
Poverty Rate
3.2%
Unemployment Rate
30.1 min
Mean Commute Time
How ZIP 10965 ranks among New York ZIPs
Pearl River, NY household income vs. every New York ZIP code
Median household income among 1,626 reporting New York ZIPs (this ZIP's population is too small for a reliable national-corpus placement)
$132,660 Top 14% higher than 86% of 1,626 New York ZIPs
Each bar is a $20K-wide band; taller bars hold more New York ZIPs. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2019–2023
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What is the education profile here?
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What does housing look like?
Housing stock: occupied vs vacant
5,975housing units
5,975
Total Housing Units
5,743
Occupied Units
232
Vacant Units
2.63
Avg Household Size
Occupancy Type
$596,700
Median Home Value
+58% vs state ZIP avg
$1,962
Median Rent
1960
Median Year Built
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How have home values changed over time?
FHFA House Price Index, annual appreciation data based on repeat sales and appraisals
+12.7%
YoY Change (2024)
238
HPI Index (2000 = 100)
+138%
Total Change Since 2000
Home values in ZIP 10965 have increased 12.7% over the past year (2024). Since 2000, this ZIP has seen +138% cumulative appreciation.
| Year | Annual Change | HPI Index |
|---|---|---|
| 2020 | +2.8% | 168 |
| 2021 | +7.6% | 181 |
| 2022 | +7.1% | 193 |
| 2023 | +9.1% | 211 |
| 2024 | +12.7% | 238 |
Source: Federal Housing Finance Agency (FHFA) House Price Index, All-Transactions, Five-Digit ZIP Codes (Developmental Index). Index base = 100 in year 2000. Data through 2024. ZIP codes with few transactions may show missing values.
What businesses operate in this ZIP?
Census Bureau data shows 497 business establishments in ZIP 10965, employing approximately 8,347 people with a combined annual payroll of $721,449,000.
497
Businesses
8,347
Employees
$721.4M
Annual Payroll
16
Industry Sectors
| Industry | Establishments | % of Total |
|---|---|---|
| Construction | 85 | 17.1% |
| Professional, scientific, and technical services | 74 | 14.9% |
| Accommodation and food services | 51 | 10.3% |
| Health care and social assistance | 49 | 9.9% |
| Other services (except public administration) | 42 | 8.4% |
| Retail trade | 38 | 7.7% |
| Finance and insurance | 35 | 7.0% |
| Real estate and rental and leasing | 27 | 5.4% |
| Administrative and support and waste management and remediation services | 27 | 5.4% |
| Wholesale trade | 19 | 3.8% |
| Arts, entertainment, and recreation | 13 | 2.6% |
| Manufacturing | 12 | 2.4% |
| Information | 8 | 1.6% |
| Transportation and warehousing | 7 | 1.4% |
| Management of companies and enterprises | 5 | 1.0% |
| Educational services | 3 | 0.6% |
Source: U.S. Census Bureau, ZIP Code Business Patterns (ZBP), 2023. Employment figures may include noise for disclosure avoidance.
Nearby ZIP Codes
Want a side-by-side? Compare 10965 vs 10954 →
ZIP 10965 vs its nearest neighbors, by population
Resident population of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 10977
Spring Valley (10977)
59,048 residents
- 07675
Westwood (07675)
26,339 residents
- 10954 23,045
Nanuet (10954)
23,045 residents
- 10965 14,791
Pearl River (10965)
14,791 residents
- 07642 10,207
Hillsdale (07642)
10,207 residents
- 07656 8,669
Park Ridge (07656)
8,669 residents
- 07645 7,832
Montvale (07645)
7,832 residents
- 10994 7,085
West Nyack (10994)
7,085 residents
- 10962 5,950
Orangeburg (10962)
5,950 residents
What this shows Among its immediate neighbors, ZIP 10965 ranks #4 by population - useful context the national average alone can't give.
ZIP 10965 vs its nearest neighbors, by median income
Median household income of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 07677
Woodcliff Lake (07677)
$213,981 median income
- 07642
Hillsdale (07642)
$186,688 median income
- 07675
Westwood (07675)
$183,154 median income
- 07645
Montvale (07645)
$178,269 median income
- 10913
Blauvelt (10913)
$175,357 median income
- 07656
Park Ridge (07656)
$171,029 median income
- 10994
West Nyack (10994)
$170,307 median income
- 10962
Orangeburg (10962)
$148,500 median income
- 10965
Pearl River (10965)
$132,660 median income
What this shows By household income, ZIP 10965 ranks #9 of 9 neighboring ZIPs, local affluence varies block to block, not just metro to metro.
| ZIP Code | City | Population | Distance |
|---|---|---|---|
| 10954 | Nanuet, NY | 23,045 | 2.6 mi |
| 07645 | Montvale, NJ | 7,832 | 2.0 mi |
| 07656 | Park Ridge, NJ | 8,669 | 2.4 mi |
| 07675 | Westwood, NJ | 26,339 | 3.7 mi |
| 10913 | Blauvelt, NY | 5,532 | 3.0 mi |
| 10962 | Orangeburg, NY | 5,950 | 2.9 mi |
| 10994 | West Nyack, NY | 7,085 | 3.2 mi |
| 07677 | Woodcliff Lake, NJ | 5,730 | 3.5 mi |
| 07642 | Hillsdale, NJ | 10,207 | 4.1 mi |
| 10977 | Spring Valley, NY | 59,048 | 4.3 mi |
Nationwide ZIPs with similar ACS profiles
Two Census-derived peer sets for ZIP 10965, both outside NY so the neighborhoods are not geographic containment (Nearby and same-county blocks stay local).
Similar population
Nearest cross-state ZIPs by resident population (14,791 here; floor ≥1,000).
Similar median household income
Nearest cross-state ZIPs by ACS median household income.
More ZIP Codes in Rockland County
Related Areas
Frequently Asked Questions
What county is ZIP code 10965 in?
ZIP code 10965 (Pearl River) is located in Rockland County, New York. Rockland County contains multiple ZIP codes, see the full list at /counties/rockland-ny.
What is the population of ZIP code 10965?
ZIP code 10965 in Pearl River, NY has a population of 14,791 according to the Census Bureau ACS 2023 estimates.
What is the median household income in ZIP 10965?
The median household income in ZIP 10965 is $132,660, which is 74% above the national average of $76,288.
What is the average home value in ZIP 10965?
The median home value in ZIP 10965 is $596,700, which is 115% above the national average of $278,155.
What is the demographic makeup of ZIP 10965?
The largest racial group in ZIP 10965 is White at 77.5%. Hispanic or Latino residents make up 17.0% of the population.
How many businesses are in ZIP code 10965?
ZIP code 10965 has 497 business establishments employing approximately 8,347 people, according to Census Bureau ZIP Code Business Patterns (ZBP) 2023 data.
What are the main industries in ZIP code 10965?
The top industries by establishment count in ZIP 10965 are: Construction (85), Professional, scientific, and technical services (74), Accommodation and food services (51). There are 16 industry sectors represented in total.
How have home values changed in ZIP code 10965?
According to the FHFA House Price Index, home values in ZIP 10965 increased by 12.7% in 2024. Since 2000, home values in this ZIP have appreciated by approximately 138%. This is a developmental index based on repeat sales and appraisal data from Fannie Mae and Freddie Mac.
What is the education level in ZIP code 10965?
In ZIP code 10965, 66.9% of residents aged 25+ have a high school diploma or higher, and 50.3% hold a bachelor's degree or higher. These figures come from the Census Bureau ACS 5-Year Estimates (2023).
What is the average commute time in ZIP 10965?
The mean commute time for workers in ZIP code 10965 is 30.1 minutes according to Census ACS data. The national average is roughly 26 minutes, so commuters here spend more time traveling to work than typical.
What percentage of residents own vs. rent in ZIP 10965?
In ZIP code 10965, approximately 76.6% of occupied housing units are owner-occupied and 23.4% are renter-occupied, based on Census ACS 2023 data.
What is the poverty rate in ZIP code 10965?
The poverty rate in ZIP code 10965 is 7.9% according to Census Bureau ACS 2023 estimates. This measures the percentage of the population living below the federal poverty threshold.
Related
Take this with you
What to do with ZIP 10965's numbers, next.
- See how ZIP 10965 compares to a neighboring ZIP code on the same Census fields Compare this ZIP
- Check where Pearl River, NY ranks among every U.S. ZIP code on income, education, or homeownership View national rankings
- Save this ZIP to your shortlist to track alongside others you're considering View your shortlist
ZIP Code Tabulation Areas (ZCTAs) are Census Bureau approximations of USPS ZIP codes; figures describe the ZCTA area, not any single address within it.