Compare towns
Greenburgh vs Pendleton vs Sleepy Hollow
Cost, people, housing, commute and schools, side by side, each benchmarked against New York.
What stands out worked out from the figures below
Greenburgh has the highest household income ($152k).
Pendleton has the most affordable homes ($294k median).
Sleepy Hollow has the most renters (68.1% rent).
What matters to you?
Pick a few. We’ll pull those rows to the top and mark which town comes out ahead on each. There’s no overall score: what matters is up to you.
| Measure | Greenburgh | Pendleton | Sleepy Hollow |
|---|---|---|---|
| Your priorities | |||
| People | |||
| Population | 93,990Highest |
7,034Lowest |
10,887 |
| Growth since 20102010 → 2020 census | +7.9% NY: +4.2% |
+10%Highest NY: +4.2% |
+1.2%Lowest NY: +4.2% |
| Median age | 42.8±1.4 8% above NY |
46.7±4.1Highest 17% above NY |
41.9±2.6Lowest 5% above NY |
| Pendleton and Greenburgh are within the Census margin of error here, so we can’t say which is really higher. | |||
| Kids under 18 | 21.7%±1.1Highest NY: 20.5% |
21.6%±4.8Lowest NY: 20.5% |
21.7%±4.3Highest NY: 20.5% |
| Age 65+ | 19.6%±1 NY: 17.9% |
23%±4.3Highest NY: 17.9% |
15.8%±2.8Lowest NY: 17.9% |
| Pendleton and Greenburgh are within the Census margin of error here, so we can’t say which is really higher. | |||
| Bachelor’s degree+adults 25+ | 65.7%Highest NY: 40.2% |
34.9%Lowest NY: 40.2% |
43.1% NY: 40.2% |
| Enrolled in collegeshare of residents | 5.5%±0.7Highest NY: 7% |
4%±2.1Lowest NY: 7% |
5.3%±2 NY: 7% |
| Greenburgh and Sleepy Hollow are within the Census margin of error here, so we can’t say which is really higher. | |||
| Cost of living | |||
| Household incomemedian | $152,256±$8kHighest 77% above NY |
$113,750±$27k 32% above NY |
$104,313±$6kLowest 21% above NY |
| Home valuemedian, owner-occupied | $697,100±$20k 64% above NY |
$294,300±$39kLowest 31% below NY |
$746,800±$79kHighest 76% above NY |
| Sleepy Hollow and Greenburgh are within the Census margin of error here, so we can’t say which is really higher. | |||
| Rentmedian gross, monthly | $2,316±$83Highest 43% above NY |
$994±$119Lowest 39% below NY |
$1,924±$154 19% above NY |
| Property taxmedian, yearly | $10,000+Highest at least 52% above NY |
$6,623Lowest about the NY average |
$10,000+Highest at least 52% above NY |
| Renters paying 30%+of income on rent | 51.1%±5 NY: 52.1% |
6.6%±17.3Lowest NY: 52.1% |
52.9%±8.9Highest NY: 52.1% |
| Sleepy Hollow and Greenburgh are within the Census margin of error here, so we can’t say which is really higher. | |||
| Below poverty line | 5.8%Lowest NY: 14% |
9.4%Highest NY: 14% |
8.7% NY: 14% |
| Housing | |||
| Homeownersof occupied homes | 74% NY: 54.3% |
91.1%Highest NY: 54.3% |
31.9%Lowest NY: 54.3% |
| Typical home builtmedian year | 1959 same as NY |
1978Highest 19 yrs newer than NY |
1947Lowest 12 yrs older than NY |
| Getting to work | |||
| Average commuteone way | 34 minHighest 6% above NY |
23 minLowest 31% below NY |
30 min 7% below NY |
| Work from home | 25.7%±1.4Highest NY: 14.9% |
18.4%±6.6Lowest NY: 14.9% |
20.6%±4.9 NY: 14.9% |
| Greenburgh and Sleepy Hollow are within the Census margin of error here, so we can’t say which is really higher. | |||
| Schools | |||
| Public school scoresrank in state, math + reading | #44 of 484 in NY | #67 of 484 in NY | — |
| School district | ARDSLEY UNION FREE SCHOOL DISTRICT · DOBBS FERRY UNION FREE SCHOOL DISTRICT | STARPOINT CENTRAL SCHOOL DISTRICT | — |
| High school in town | EDGEMONT JUNIOR-SENIOR HIGH SCHOOL | STARPOINT HIGH SCHOOL | — |
| Students per teacherat that high school | 11.0Lowest |
14.5Highest |
— |
| On TownTapestry | |||
| Old photos in History | None yet | None yet | None yet |
NY average · Sources: U.S. Census Bureau, American Community Survey 5-year estimates 2020–2024; 2010 & 2020 decennial census; NCES Common Core of Data. “±” is the Census margin of error. Property tax is top-coded by the Census at $10,000+. School rank compares math and reading proficiency against the state average.