The Short Answer
Tarrytown and Sleepy Hollow are two separate villages on the Hudson River in Westchester County. They share the ZIP code 10591 and Route 9, but Tarrytown is in the Town of Greenburgh and Sleepy Hollow is in the Town of Mount Pleasant, so the assessors, tax rates and station parking rules differ.
Tarrytown has the Main Street downtown, the station with more morning trains and the Cuomo Bridge landing. Sleepy Hollow, called North Tarrytown until a 1996 vote, has Philipsburg Manor, the Old Dutch Church, Sleepy Hollow Cemetery, the Philipse Manor station and Edge-on-Hudson. Our Tarrytown community page has more on the village.
In October, Historic Hudson Valley’s ticketed events at Philipsburg Manor run Friday to Sunday, and the Great Jack O’Lantern Blaze is in neither village.
Two Villages, Two Towns
A New York village stays part of its town, so Tarrytown homes pay Greenburgh town tax and Sleepy Hollow homes pay Mount Pleasant town tax, on top of village, county and school taxes.
Tarrytown: Town of Greenburgh
The village runs its own public works, water, fire, recreation and building departments. Since 2016 it has used the Greenburgh assessor, so one assessment drives the whole bill. Greenburgh charges village homes only its general town rate; its larger unincorporated rate applies outside the villages.
Sleepy Hollow: Town of Mount Pleasant
Mount Pleasant says each of its villages has its own recreation, highway, water and building departments, assessor, clerk and court. Sleepy Hollow assesses homes for the village tax; Mount Pleasant assesses the same homes for town, county and school taxes.
10591 Does Not Tell You Which Village
Tarrytown’s village website notes that Tarrytown, Sleepy Hollow and Pocantico Hills all use 10591. A “Tarrytown, NY 10591” listing can sit in either village, and the answer changes the town, the assessor, the tax rates and the station permit you can buy. Confirm the village from the tax bill.
Sources: Town of Greenburgh and Town of Mount Pleasant village pages; Village of Tarrytown tax pages and 2026-27 budget; Westchester County 2026 town tax rates.
Commute and the Bridge
Tarrytown’s station has faster, slightly more frequent morning trains. Philipse Manor, in Sleepy Hollow, is the next stop north and costs the same: both are in fare Zone 5, where a monthly ticket to Grand Central is $313.00.
| Station | AM Peak Trains | Fastest | Median |
|---|---|---|---|
| Tarrytown (Tarrytown) | 17 | 40 min | 49 min |
| Philipse Manor (Sleepy Hollow) | 16 | 42 min | 51 min |
| Irvington | 15 | 43 min | 47 min |
Metro-North Hudson Line timetable as of March 29, 2026, trains arriving at Grand Central 6 to 10 a.m., Monday to Thursday. MTA fares effective January 4, 2026.
Tarrytown’s 40-minute trains leave at 7:00 and 7:24; Philipse Manor’s fastest leaves at 6:58. Irvington is in Zone 4 at $271.50 a month, $41.50 less. Our Westchester commuter comparison covers the other Hudson, Harlem and New Haven line stations.
Station parking works differently in each village
- Tarrytown: no permit is needed. Station lots cost $1.75 an hour or $14 a day, free on Sundays. Annual permits run June 1 to May 31 and do not guarantee a space; resident permits are only for people who pay Village of Tarrytown property taxes or live in a property that does.
- Philipse Manor: Sleepy Hollow sells resident permits at $600 a year and non-resident permits at $1,000, first come, first served, on the east side of the tracks only. The river side is reserved for neighborhood association and beach club members.
The Hudson crossing starts in Tarrytown
The Governor Mario M. Cuomo Bridge connects Tarrytown with South Nyack in Rockland County, with tolls collected only in the Westchester-bound direction. Its 3.6-mile shared use path starts at 333 South Broadway in Tarrytown and is free from 6 a.m. to 10 p.m.
Sources: Village of Tarrytown parking pages; Village of Sleepy Hollow parking permits page; New York State Thruway Authority.
Homes and Prices
In both villages, detached houses are under a third of the housing. Sleepy Hollow has more two- to four-family and pre-1940 housing; Tarrytown has more attached single-family homes and a higher owner-occupied share.
| Housing, 2020 to 2024 | Tarrytown | Sleepy Hollow |
|---|---|---|
| Housing units | 5,653 | 4,338 |
| Detached single-family | 28.8% | 26.2% |
| Attached single-family | 10.6% | 2.1% |
| Two- to four-unit buildings | 22.3% | 30.0% |
| Built 1939 or earlier | 28.9% | 43.6% |
| Owner-occupied | 57.4% | 31.9% |
| Median value, owner-occupied | $685,300 | $746,800 |
US Census Bureau, American Community Survey 5-year estimates, 2020 to 2024.
Edge-on-Hudson, the new neighborhood in Sleepy Hollow
Edge-on-Hudson is rising where General Motors ran an assembly plant until 1996. Its developer describes a 70-acre waterfront community with The Daymark, 100 condominium homes; One Kingsland, 90 townhomes beside Kingsland Point Park; the Emerson and NorthLight apartments; and a riverfront promenade.
What sales show
Houlihan Lawrence’s Tarrytown report, built on OneKey MLS single-family sales, puts the 2025 median at $1,150,000 on 52 sales and the 2026 median through August 31 at $1,200,000. It does not state its boundary, and we found no Sleepy Hollow edition. The Westchester single-family median was $1,240,000 in Q2 2026, up 15.3 percent.
The Census Median Is Not a Sale Price
The Census values above are owners’ own estimates of what their property would sell for, pooled from 2020 to 2024 surveys, condominium units included. In Tarrytown, the Census figure sits more than $500,000 below Houlihan Lawrence’s 2026 single-family median.
Sources: Houlihan Lawrence Tarrytown August 2026 report and Q2 2026 report (July 13, 2026); Edge-on-Hudson developer site; Village of Sleepy Hollow notices; US Census Bureau.
Property Taxes
Never compare these two villages on a rate per $1,000. Greenburgh assesses Tarrytown homes at full market value. Sleepy Hollow homes carry two assessments, the village’s and Mount Pleasant’s, both at a fraction of market value, so their rates look far higher without meaning a higher bill.
| Tax layer | Tarrytown home | Sleepy Hollow home |
|---|---|---|
| Who assesses | Town of Greenburgh, every layer | Village for village tax; Mount Pleasant for town, county, school |
| State equalization rate, 2025 | 100 | Village roll 15.57; town roll 1.07 |
| Village rate per $1,000 | $7.3792 (2025-26); $7.4166 (2026-27) | $46.2524 homestead (2025-26) |
| General town rate per $1,000, 2026 | $0.4628 | $20.0997 |
| Tarrytowns school rate per $1,000, 2025-26 | $18.7060 | $1,749.63 |
| Village tax due | June and December | June 30 and December 31 |
Convert each school rate with the state’s 2025 equalization rate and both come to about 1.87 percent of market value. Greenburgh’s 2026-27 Tarrytowns rate is $18.8518; we found no published 2026-27 Mount Pleasant rate, so the comparison uses 2025-26. Each village puts its own tax at about a quarter of a homeowner’s bill: 24.88 percent in Tarrytown’s 2026-27 budget, with 63.08 percent going to schools, and about 25 percent in Sleepy Hollow’s tentative budget.
Sleepy Hollow homes also have two grievance days, the village’s on the third Tuesday in February and Mount Pleasant’s on the third Tuesday in June; Tarrytown homes have one, in June. Our Westchester property tax guide explains the process.
Sources: Westchester County Tax Commission 2025/2026 village and school rate tables and 2026 town rates; Village of Tarrytown 2026-27 adopted budget (June 1, 2026 to May 31, 2027); Village of Sleepy Hollow tentative 2026-27 budget and tax pages; Town of Greenburgh 2026-2027 School Budgets and Rates; NYS equalization rates, 2025. This is general information, not tax or legal advice; confirm figures with the assessor or an attorney.
Landmarks, Parks and Trails
Tarrytown holds the downtown, an uphill walk from the station, plus Lyndhurst and the bridge path. Sleepy Hollow holds Philipsburg Manor, the Old Dutch Church and Sleepy Hollow Cemetery, all on North Broadway.
| Place | Village | What it is |
|---|---|---|
| Tarrytown Music Hall | Tarrytown | Opened in 1885; on the National Register of Historic Places |
| Lyndhurst, 635 South Broadway | Tarrytown | Gothic Revival mansion designed in 1838 on a 67-acre estate; a National Trust site |
| Washington Irving’s Sunnyside | Tarrytown | Irving’s home; Irvington mailing address, main parcel on the Tarrytown tax roll |
| Losee Park and Pierson Park | Tarrytown | Village parks by the river and on West Main Street |
| Philipsburg Manor, 381 North Broadway | Sleepy Hollow | Historic Hudson Valley’s colonial living history site |
| Old Dutch Church, 430 North Broadway | Sleepy Hollow | Built in 1685; a National Historic Landmark |
| Sleepy Hollow Cemetery, 540 North Broadway | Sleepy Hollow | Nonprofit, since 1849; 90 acres; Washington Irving’s grave |
| Kingsland Point Park | Sleepy Hollow | 18-acre county park run by the village, near the Tarrytown Lighthouse, which is in Sleepy Hollow |
| Old Croton Aqueduct trail | Both | 26.2-mile state trail from the Yonkers line to the Croton Dam |
Rockefeller State Park Preserve is entered at 125 Phelps Way, with a Pleasantville address; NYS Parks says the Rockefeller family has donated more than 1,771 acres to the state there since 1983.
Sources: village parks pages; Tarrytown Music Hall; Lyndhurst; Historic Hudson Valley; Reformed Church of the Tarrytowns; Sleepy Hollow Cemetery; Westchester County Parks; NYS Parks; Westchester County tax parcels, 2025 roll.
October When You Live Here
For residents, October means ticketed weekend evenings on North Broadway, nightly cemetery tours, one hayride weekend and one parade night.
| October 2026 event | Where | When |
|---|---|---|
| Twilight Village, The Headless Horseman Files, The Spirits of Sleepy Hollow Country | Philipsburg Manor, Sleepy Hollow | Fridays to Sundays, October 2 to 31 |
| Evening lantern tours | Sleepy Hollow Cemetery | Nightly, 7 to 9 p.m., plus late tours on weekends |
| Legend readings and docent talks | Old Dutch Church, Sleepy Hollow | Weekends |
| Village Haunted Hayride and block party | Village Hall, Sleepy Hollow | October 16 and 17 |
| Tarrytown Halloween Parade | Patriots Park, Broadway, Main Street | Saturday, October 24, 5 p.m. |
| Halloween events | Lyndhurst, Tarrytown | October 15 to 31 |
The Great Jack O’Lantern Blaze is not in either village: it runs at Van Cortlandt Manor in Croton-on-Hudson from September 18 to November 8, every night in October. Irving’s ‘Legend’ is performed at Sunnyside, which has an Irvington mailing address but sits just inside the Village of Tarrytown line.
Traffic and parking: what the villages publish
Sleepy Hollow’s plan for its Street Fair on Sunday, September 27, 2026 shows the approach: Beekman Avenue closed 6 a.m. to 6 p.m., visitors told to take the train, drivers sent to the Tarrytown station lots or 60 Continental Street, and residents routed toward Route 117 to the north or Route 119 and I-287 to the south.
For the 2024 parade, Tarrytown closed Broadway from Main Street to College Avenue in Sleepy Hollow from 4:30 to 7 p.m.; the 2026 notice was not posted as of September 21, 2026. Sleepy Hollow needs state authority to reserve street parking for residents; Assembly bill A616A, which would grant it, was last referred to committee on January 7, 2026.
- Calendar the heavy dates. September 27, October 16 and 17, October 24, and weekend evenings near Philipsburg Manor.
- Know your street’s rules. The mayor’s July 2025 parking letter says the village must enforce no-parking rules on resident and visitor cars alike, and new rules now apply in Philipse Manor and Sleepy Hollow Manor.
- Buyers touring in October: see the house on a weekday, then return on a Friday or Saturday evening by train.
Sources: Historic Hudson Valley; Sleepy Hollow Cemetery; Reformed Church of the Tarrytowns; Village of Sleepy Hollow notices (Street Fair plan posted September 11, 2026) and mayor’s parking letter (July 2025); parade organizers; Village of Tarrytown 2024 parade notice; Lyndhurst; NYS Assembly.
School District Facts
Most homes in both villages are in the Union Free School District of the Tarrytowns, but not all. Tarrytown’s website says the village’s south end is in the Irvington Union Free School District, about one in six Tarrytown homes by 2020 Census block counts. Census maps place a small eastern part of Sleepy Hollow in the Pocantico Hills Central School District.
- Read the tax bill. The school tax line names the district.
- Ask the district. The Tarrytowns registrar is at 200 North Broadway in Sleepy Hollow (914-332-6272), and registration requires proof of the physical address.
- Ignore the ZIP code. 10591 covers both villages and Pocantico Hills.
Sources: Village of Tarrytown tax page; Public Schools of the Tarrytowns registration page; US Census Bureau school district boundaries.
Tarrytown vs. Sleepy Hollow for a Buyer
Neither village is better in general. Tarrytown has more attached single-family homes, the Main Street downtown and the faster station; Sleepy Hollow has more pre-1940 housing, the North Broadway landmarks and Edge-on-Hudson.
| Factor | Tarrytown | Sleepy Hollow |
|---|---|---|
| Town | Greenburgh | Mount Pleasant |
| Land area, 2020 Census | 2.94 sq mi | 2.24 sq mi |
| Assessments per home | One | Two |
| Station parking | Pay by the hour or day, or permit | Permit: $600 resident, $1,000 non-resident |
| Waterfront | Losee and Pierson parks, bridge path | Kingsland Point Park, Edge-on-Hudson |
Our Irvington vs. Tarrytown comparison covers that pair.
Frequently Asked Questions
Neither is better in general. Tarrytown, in the Town of Greenburgh, has the Main Street downtown and a 40-minute fastest morning train. Sleepy Hollow, in the Town of Mount Pleasant, has the Philipse Manor station at 42 minutes, more pre-1940 and two- to four-family homes, and the Edge-on-Hudson waterfront. Compare full tax bills, not rates.
For Sleepy Hollow residents, October 2026 brings weekend evening events at Philipsburg Manor from October 2 to 31, nightly cemetery lantern tours, the village Haunted Hayride on October 16 and 17 and the Tarrytown parade on October 24. The biggest days bring road closures and village appeals to arrive by train.
No. Tarrytown and Sleepy Hollow are separate villages sharing the 10591 ZIP code. Tarrytown is in the Town of Greenburgh. Sleepy Hollow, called North Tarrytown until a 1996 vote, is in the Town of Mount Pleasant. A “Tarrytown, NY 10591” address does not settle which village a home is in.
On the Metro-North timetable as of March 29, 2026, Tarrytown has 17 weekday morning peak trains, fastest 40 minutes, median 49. Philipse Manor, Sleepy Hollow’s station one stop north, has 16, fastest 42, median 51. Both are fare Zone 5: $313.00 a month.
Because Sleepy Hollow’s rates apply to much smaller assessments. Greenburgh assesses Tarrytown homes at full value, a 2025 equalization rate of 100; Mount Pleasant’s was 1.07. For 2025-26 the Tarrytowns school district charged $18.7060 per $1,000 in Greenburgh and $1,749.63 in Mount Pleasant, both about 1.87 percent of market value.
Most homes in both villages are in the Union Free School District of the Tarrytowns. Tarrytown’s south end is in the Irvington district, and a small eastern part of Sleepy Hollow is in the Pocantico Hills district. Confirm the district for a specific address from the tax bill or the registrar.
No. Historic Hudson Valley holds the Great Jack O’Lantern Blaze at Van Cortlandt Manor in Croton-on-Hudson, September 18 to November 8 and every night in October, advance tickets only. Its Sleepy Hollow events are at Philipsburg Manor, Fridays to Sundays, October 2 to 31.
Edge-on-Hudson is a new neighborhood on the Sleepy Hollow waterfront, on the site of the General Motors plant that closed in 1996. Its developer describes a 70-acre community of condominiums, townhomes beside Kingsland Point Park and apartments, with a riverfront promenade. Village notices name it as one of Sleepy Hollow’s neighborhoods.
The 24th annual Tarrytown Halloween Parade and Block Party is on Saturday, October 24, 2026, at 5 p.m. It starts at Patriots Park and runs south on Broadway and west on Main Street in Tarrytown; organizers expect more than 15,000 spectators.
Houlihan Lawrence’s Tarrytown report, based on single-family sales, shows a 2025 median of $1,150,000 and $1,200,000 in 2026 through August 31; we found no Sleepy Hollow edition. Census estimates for 2020 to 2024 put the median owner-estimated value at $685,300 in Tarrytown and $746,800 in Sleepy Hollow, condominiums included.
More Rivertowns Guides
Deciding Between Tarrytown and Sleepy Hollow?
Francie Malina has been named to Westchester Magazine’s annual list of top real estate agents every year since the list began in 2021. We work from the Compass office at 2 Ashford Avenue in Dobbs Ferry and can show you both villages, including what a given street is like on an October weekend.
Contact The Francie Malina Team