Irvington and Tarrytown anchor the northern stretch of the Rivertowns corridor, each offering stunning Hudson River settings, rich history, and easy Metro-North commutes. But the two villages have markedly different characters: Irvington is the quieter, more exclusive option with scenic estates and a quaint village center, while Tarrytown brings a larger, more vibrant downtown, the iconic Music Hall, and one of the Hudson Valley’s most ambitious new waterfront developments.
The Quick Take
Choose Irvington if you want a serene, scenic village with top-ranked schools, historic estates, and an intimate community feel. Choose Tarrytown if you want a more active downtown, diverse dining, waterfront new construction at Edge-on-Hudson, and the energy of a larger Rivertowns hub.
Head-to-Head Comparison
| Category | Irvington | Tarrytown |
|---|---|---|
| Median Home Price | $1.18M – $1.4M | $690K – $1.2M |
| Price Per Sq Ft | ~$396 | ~$425 – $515 |
| Population | 6,541 | 11,829 |
| School District | A+ — #44 in NY (Irvington UFSD) | A — #91 in NY (Tarrytown UFSD) |
| Avg SAT Score | 1350 | 1250 |
| Train to GCT | ~36–42 min express | ~37–38 min express |
| Village Size | 2.8 sq mi | 3.1 sq mi |
| Median HH Income | $169,411 | $109,732 |
| Property Tax (Median) | ~$26,525/yr | ~$14,430/yr |
| Homeownership Rate | 82.4% | 60% |
| New Development | Marker Ridge (Toll Brothers) | Edge-on-Hudson (1,177 units) |
| Character | Serene, scenic, exclusive | Vibrant, diverse, cultural hub |
| Waterfront | Scenic Hudson Park, Matthiessen Park | Kingsland Point Park, Lighthouse, RiverWalk |
| Historic Sites | Lyndhurst Mansion, Villa Lewaro | Sleepy Hollow connections, Old Dutch Church |
Real Estate & Housing
Irvington
Irvington commands a premium among the Rivertowns, with median sale prices ranging from $1.18M to $1.4M and a price per square foot of approximately $396. The housing stock ranges from pre-war Colonials and Tudors on tree-lined streets to hilltop properties with panoramic Hudson River views. Homes spend an average of 30–61 days on market, and the market competitiveness score is 83 out of 100. The median annual property tax bill is approximately $26,525, reflecting an 82.4% homeownership rate and the village’s strong home values. The newest addition is Marker Ridge by Toll Brothers (grand opening April 2025), offering luxury two-story townhomes from $1.6 million with 3 bedrooms, 3.5 baths, 2-car garages, Kohler fixtures, Century Cabinetry, and optional finished basements in the Irvington school district.
Tarrytown
Tarrytown offers a broader price spectrum, with median sale prices ranging from $690K to $1.2M and a price per square foot of $425–$515. Homes sell significantly faster here — averaging just 16 days on market. The median annual property tax bill is approximately $14,430, nearly half of Irvington’s. With a 60% homeownership rate, Tarrytown also offers more rental options. The historic village features Victorian, Colonial, and pre-war homes, while the transformative Edge-on-Hudson development on the former General Motors assembly plant site is adding 1,177 total residential units — townhomes ($1.2M–$1.5M), condos, and apartments — along with a 140-room boutique hotel, 135,000 sq ft of retail, and 16+ acres of new waterfront parkland. Phase 1 condos by Toll Brothers sold out pre-construction, nearly all 92 townhomes are sold, and 98%+ of 425 apartments are leased.
New Construction Comparison
| Feature | Marker Ridge (Irvington) | Edge-on-Hudson (Tarrytown) |
|---|---|---|
| Developer | Toll Brothers | SunCal / Toll Brothers (Phase 1) |
| Type | Luxury townhomes | Townhomes, condos, apartments, mixed-use |
| Starting Price | From $1.6M | Townhomes from $1.2M; The Daymark condos available |
| School District | Irvington UFSD | Tarrytown/Sleepy Hollow UFSD |
| Waterfront | No (inland, <1 mi from station) | Yes — Hudson River RiverWalk + 16 acres new parkland |
| Scale | Boutique (limited homes) | Major — 1,177 residential units + hotel + retail |
| Amenities | Low-maintenance (lawn/snow included) | Pool, fitness, co-working, concierge, DeCicco & Sons market |
| Status | Open (April 2025) | Multi-phase, ongoing — Phase 1 sold out |
Schools
| Feature | Irvington UFSD | Tarrytown/Sleepy Hollow UFSD |
|---|---|---|
| Overall Rating | A+ | A |
| State Ranking | #44 / 1,017 districts (top 5%) | #91 / 1,015 districts (top 35%) |
| High School | Irvington High School | Sleepy Hollow High School (820 students) |
| District Size | ~1,752 students | ~2,643 students |
| Avg SAT Score | 1350 | 1250 |
| Math Proficiency | 79–80% (vs. 47% state avg) | 52–56% (vs. 47% state avg) |
| Reading Proficiency | 76–77% (vs. 49% state avg) | 50–53% (vs. 49% state avg) |
| Graduation Rate | 95% | 96% (improved from 88% — top 5% for improvement) |
| Student-Teacher Ratio | 10:1 (HS) | 12:1 |
| Strengths | Top-ranked academics, small class sizes, strong college placement | Diversity, arts programs, 67% AP participation, athletics |
Irvington’s schools are a primary driver of its home values — the district ranks #44 out of 1,017 in New York State (top 5%), with an average SAT of 1350 and math proficiency nearly double the state average at 79–80%. The small enrollment of 1,752 students ensures a 10:1 student-teacher ratio at the high school level. Tarrytown shares a district with Sleepy Hollow, creating a larger, more diverse student body of 2,643 students. While Tarrytown’s test scores are lower, its graduation rate has shown remarkable improvement — rising from 88% to 96% over five years, placing it in the top 5% statewide for improvement trajectory. Both districts offer strong college-prep programs.
Commute
| Station | Express to GCT | Local to GCT | Key Advantage |
|---|---|---|---|
| Irvington | ~36–42 min | ~51–57 min | Quiet station, village walkable |
| Tarrytown | ~37–38 min | ~47–50 min | Last express stop on Hudson Line |
Commute times are nearly identical — Tarrytown is just one stop north of Irvington on the Hudson Line, so the actual difference is 1–5 minutes. Both stations offer service approximately every 30 minutes. Tarrytown holds a slight edge as the last express stop on the Hudson Line, with consistent 37–38 minute express service to Grand Central. Edge-on-Hudson residents are within walking distance of both the Tarrytown and Philipse Manor stations.
Lifestyle & Village Character
Irvington: Scenic Serenity
Ranked #4 Best Place to Live in Westchester County by Niche, Irvington is considered the most upscale of the Rivertowns — sophistication without pretension, distinctly cosmopolitan yet maintaining a small-town feel. Main Street features more than 200 historic buildings dating from 1850 to 1930, with dining highlights including Red Hat on the River (American modern bistro with Hudson views), MP Taverna (Chef Michael Psilakis’s modern Greek), Chutney Masala Bistro (Northern Indian), and Mima Vinoteca (Italian wine bar). Lyndhurst, an 1838 Gothic Revival mansion with 150 acres of parkland (formerly owned by Jay Gould), is a National Trust historic site. Scenic Hudson Park, Matthiessen Park, and Irvington Woods provide waterfront access and trails, while the Old Croton Aqueduct Trail runs the full length of the village. The village has no strip malls or supermarkets — preservation is a defining priority.
Tarrytown: Cultural Energy
Tarrytown is the cultural heart of the northern Rivertowns, with a significantly more diverse population (22.3% Hispanic, 9.3% Asian) and a vibrant, walkable Main Street. Dining highlights include two MICHELIN Guide restaurants: Mint Premium Foods (2026 MICHELIN Guide, Mediterranean cuisine and gourmet market) and Goosefeather (2024 MICHELIN Guide, modern Cantonese by Chef Dale Talde in the historic King Mansion). Other favorites include Tarry Tavern (farm-to-table Hudson Valley cuisine), Basque Tapas Bar (authentic tapas and paellas), and Sweet Grass Grill (farm-to-table). The Tarrytown Music Hall (1885), the oldest theater in Westchester County, hosts concerts, comedy, and community events year-round. The Jazz Forum offers live jazz and summer outdoor concerts. The adjacent Village of Sleepy Hollow — renamed in 1996 to honor Washington Irving’s legendary setting — draws tens of thousands of visitors during Halloween season. The waterfront features 18-acre Kingsland Point Park and the Tarrytown Lighthouse (1883, restored in 2024 with a $3.4M renovation). The Mario Cuomo Bridge connects Tarrytown to Rockland County and features the longest shared-use bike/pedestrian path on a bridge in the nation.
Waterfront Comparison
| Feature | Irvington | Tarrytown |
|---|---|---|
| Signature Park | Scenic Hudson Park at Irvington | Kingsland Point Park (18 acres) |
| Lighthouse | No | Yes — Tarrytown Lighthouse (1883, $3.4M restoration 2024) |
| New Waterfront | Limited | Edge-on-Hudson: 16+ acres new parkland, RiverWalk, recreation pier |
| Historic Sites | Lyndhurst (1838, 150-acre estate), Villa Lewaro | Sunnyside (Washington Irving), Old Dutch Church (1697), Sleepy Hollow Cemetery, Kykuit (Rockefeller) |
| Trails | Old Croton Aqueduct Trail, Irvington Woods | RiverWalk, Mario Cuomo Bridge shared-use path |
| Kayaking | Available | Available |
Which Village Is Right for You?
Choose Irvington If You Want:
Top 5% public schools statewide (SAT 1350, 10:1 student-teacher ratio) | A quiet, exclusive village with 200+ historic buildings | No strip malls — preservation-focused character | Luxury new construction at Marker Ridge from $1.6M | 82.4% homeownership and a stable, affluent community
Choose Tarrytown If You Want:
Two MICHELIN Guide restaurants and a vibrant, walkable Main Street | The fastest Hudson Line express commute (37–38 min) | 1,177-unit waterfront transformation at Edge-on-Hudson | More affordable entry points with median prices from $690K | Cultural hub: Music Hall (1885), Jazz Forum, Sleepy Hollow tourism | A diverse, cosmopolitan community (22.3% Hispanic, 9.3% Asian)
Frequently Asked Questions
Is Irvington or Tarrytown better to live in?
Irvington is quieter, more exclusive, and has higher home prices ($1.18M–$1.4M median) with A+ schools ranked #44 in New York. Tarrytown is more vibrant and diverse with two MICHELIN Guide restaurants, the Music Hall, and the 1,177-unit Edge-on-Hudson waterfront development. Both offer express Hudson Line commutes to Grand Central in 36–42 minutes.
What is Edge-on-Hudson?
A 1,177-unit mixed-use waterfront development on the former GM assembly plant site, featuring townhomes ($1.2M–$1.5M), The Daymark luxury condos, a 140-room boutique hotel, DeCicco & Sons market, 16+ acres of new parkland, and a Hudson River riverwalk. Phase 1 condos sold out pre-construction.
What is Marker Ridge?
A Toll Brothers luxury townhome community in Irvington (grand opening April 2025) offering homes from $1.6 million with 3 bedrooms, 3.5 baths, 2-car garages, Kohler fixtures, and optional finished basements in the Irvington school district.
How do the schools compare?
Irvington UFSD is rated A+ and ranked #44 in New York (top 5%) with an average SAT of 1350 and 10:1 student-teacher ratio. Tarrytown UFSD is rated A with an average SAT of 1250, a 96% graduation rate (improved from 88%), and a larger, more diverse student body.
What is the commute to Manhattan?
Nearly identical — both are on the Hudson Line with express service in 36–42 minutes. Tarrytown is the last express stop with consistent 37–38 minute service. Irvington is one stop closer at 36–42 minutes express. Service runs approximately every 30 minutes.
How do property taxes compare?
Irvington’s median annual property tax is approximately $26,525 on higher home values. Tarrytown’s median annual tax is approximately $14,430 — nearly half — reflecting lower home values despite a similar effective tax rate.
Ready to Explore the Rivertowns?
The Francie Malina Team is #1 in the Rivertowns and #1 in homes sold in Westchester County. Whether Irvington’s scenic serenity or Tarrytown’s cultural energy calls to you, local expertise makes the difference.
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