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 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 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 | Irvington UFSD | UFSD of the Tarrytowns (Tarrytown and Sleepy Hollow) |
| Train to GCT | ~36–42 min express | ~37–38 min express |
| Village Size | 2.8 sq mi | 3.1 sq mi |
| 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, historic | Vibrant, walkable, 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 | UFSD of the Tarrytowns (Tarrytown and Sleepy Hollow) |
| 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 | UFSD of the Tarrytowns (Tarrytown and Sleepy Hollow) |
|---|---|---|
| High School | Irvington High School | Sleepy Hollow High School (820 students) |
| District Size | ~1,752 students | ~2,643 students |
| Budget Vote | Annual May budget vote | Annual May budget vote |
| Official Data | NYSED report card at data.nysed.gov | NYSED report card at data.nysed.gov |
Irvington is served by the Irvington Union Free School District, with about 1,752 students; its high school is Irvington High School. Tarrytown shares a district with Sleepy Hollow, with about 2,643 students; its high school is Sleepy Hollow High School. For test results, graduation data and enrollment, see each district’s website and the New York State Education Department report cards at data.nysed.gov, and confirm with the district which schools serve a specific address before you go to contract.
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
Irvington is considered the most upscale of the Rivertowns, with 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 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:
A quiet village with 200+ historic buildings | No strip malls – preservation-focused character | Luxury new construction at Marker Ridge from $1.6M | 82.4% homeownership
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
Frequently Asked Questions
Is Irvington or Tarrytown better to live in?
Irvington is quieter and has higher home prices ($1.18M–$1.4M median), with more than 200 historic buildings on Main Street. Tarrytown is more vibrant, 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.
Which school districts serve Irvington and Tarrytown?
Irvington is served by the Irvington Union Free School District (about 1,752 students). Tarrytown shares a district with Sleepy Hollow (about 2,643 students), and its high school is Sleepy Hollow High School. For test results, graduation data and enrollment, see each district’s website and the New York State Education Department report cards at data.nysed.gov.
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.
Contact The Francie Malina Team
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