Living in Harriman, New York: homes, schools and costs

The book's checklist

Lower cost of livingEveryday prices run 9.4% above the U.S. average in the Kiryas Joel-Poughkeepsie-Newburgh metro area.
More house for the moneyA typical home costs 3.2 years of the typical household's income here. Across the U.S. it's 4.1.
A safer neighborhood2 violent crimes were reported in 2025, about 0.8 per 1,000 people (U.S.: 3.3). Property crime: 2.3 per 1,000 (U.S.: 15.3).
Schools in town4 public schools: 2 elementary, 1 middle and 1 high school.
A hospital close byHudson Valley Hospital Center in Cortlandt Manor, about 13 miles away, has the nearest emergency room.
Within reach of a big cityNew York is about 46 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Harriman meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

What kind of town

A suburb, not a stand-alone small town

Harriman runs into the built-up area around Kiryas Joel (Census Bureau, 2020 urban areas). We include suburbs under 20,000 people because some still feel like small towns, but daily life here is closer to the suburbs than to the towns Frank and Dave's book describes. Weigh it against towns farther out.

The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024: $270,000U.S.: $332,700
Home prices since then: Up 21%Orange County, 2022 to 2025
Typical rent, with utilities: $2,061 a monthU.S.: $1,413
Typical household income: $83,488U.S.: $80,734
Homes owned by the people living in them: 59%U.S.: 65%
Typical property tax bill: $8,686 a yearNew York: $6,582
Homes built before 1940: 10%U.S.: 12%
Homes built since 2010: 10%U.S.: 11%
Vacation and seasonal homes: 0%U.S.: 3%
Everyday prices: 109.4U.S. average = 100 (the Kiryas Joel-Poughkeepsie-Newburgh metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 21% since 2022. Everyday prices are the government's average for the Kiryas Joel-Poughkeepsie-Newburgh metro area, not Harriman alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate: 2,5962020: 2,652
Median age: 40 yearsU.S.: 38.9
Age 65 and older: 15%U.S.: 17%
Under 18: 18%U.S.: 22%
Adults with a bachelor's degree or more: 38%U.S.: 36%
Moved here from another county or state in the past year: 3%U.S.: 6%
College students: 6%share of all residents

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work: Schools, health care and social services (30%); retail (19%); other services (10%)
Unemployment rate: 6%U.S.: 5%
Average commute: 32 minutesU.S.: 26 minutes
Work from home: 15%U.S.: 15%
Below the poverty line: 8%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Hudson Valley Hospital Center, Cortlandt Manor, NY, about 13 miles away. It's a general hospital. Medicare gives it 5 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

4 public schools in Harriman, run by Monroe-Woodbury Central School District.

Colleges in or next to town: Uta Mesivta of Kiryas Joel (1,000 to 4,999 students).

See each school on the federal school search, then check test scores and graduation rates on New York's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet: 85%U.S.: 76%
Homes with any internet subscription: 95%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low: 21°F
July average high: 85°F
Days 90°F or hotter: 18 a year
Nights at or below freezing: 110 a year
Rain and melted snow: 51.5 inches a year
Snow: 36 inches a year
Elevation: 526 feet

Weather station: West Point (11 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Hudson Valley Hospital CenterEmergency room13

Paterson, NJCity of 162,00027

New York, NYMetro of 20.1 million46

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Hudson Valley Hospital Center, Paterson, New York.

Orange County is in a metro area of 250,000 to 1 million people (USDA rural-urban code 2, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

1 place on the National Register of Historic Places, including Arden, E. H. Harriman Estate. One is a National Historic Landmark, the country's highest honor for a historic place.

National Park Service sites within about an hour:

Appalachian National Scenic Trail3 miles
Paterson Great Falls National Historical Park27 miles
Delaware Water Gap National Recreation Area31 miles
Upper Delaware Scenic and Recreational River31 miles
Middle Delaware National Scenic River32 miles

Campus life. Check Uta Mesivta of Kiryas Joel's events calendar for games, concerts and plays open to the public.

Read about Harriman's history on Wikipedia.

Know Harriman?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Monroe, NY9,500 people, 2 miles
Kiryas Joel, NY47,000 people, 2 miles
Woodbury, NY11,600 people, 3 miles
Walton Park, NY3,900 people, 4 miles
South Blooming Grove, NY3,800 people, 5 miles
Tuxedo, NY3,100 people, 5 miles

Smaller places

Mountain Lodge Park, NY (unincorporated)1,669 people, 5 miles
Fort Montgomery, NY (unincorporated)2,422 people, 8 miles
Tuxedo Park, NY619 people, 8 miles
Salisbury Mills, NY (unincorporated)293 people, 9 miles
Verplanck, NY (unincorporated)650 people, 10 miles
Crugers, NY (unincorporated)1,634 people, 13 miles
Hillburn, NY950 people, 13 miles
Nelsonville, NY635 people, 13 miles

Sources

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.