Thinking about trading your NYC apartment for Hudson River views and an easier commute? If you are torn between Tarrytown and Sleepy Hollow, you are not alone. These neighboring villages in 10591 look similar on a map, yet they feel different day to day. In this guide, you will compare housing, commute options, walkability, HOA realities, riverfront access, and costs so you can choose with confidence. Let’s dive in.
Last updated: December 2025. Market conditions and schedules change. For live pricing, active listings, HOA details, and commute testing, contact us for current data and a personalized plan.
Quick snapshot: key differences
- Tarrytown: Livelier downtown, broader single-family home choices, strong restaurant and cultural scene, and a major Hudson Line station.
- Sleepy Hollow: More riverfront condo options, quieter residential feel, strong historic identity, and smaller station access points.
- Both: Hudson River parks, access to the Metro-North Hudson Line, higher Westchester property taxes, and quick access to regional trails and recreation.
Housing and neighborhoods
Tarrytown housing at a glance
You will find a wide mix of single-family homes, including historic Victorians, Tudors, and colonials, along with renovated older homes and some newer infill townhomes. There is also a modest supply of condos and co-ops. Inventory for turnkey single-family homes near downtown can feel tight, which often keeps prices competitive.
Sleepy Hollow housing at a glance
Sleepy Hollow has a smaller footprint and a higher share of riverfront condominiums and apartment-style living, plus single-family homes throughout residential blocks. If you want low-maintenance living or an entry point to river views, Sleepy Hollow’s condo selection can be appealing.
Budget bands that work
Because prices move, build your search around flexible bands instead of fixed numbers. Here is a simple, reliable method:
- Pull current median sale price and the 25th and 75th percentiles for 10591 from at least two sources. Focus on product type: single-family vs condo.
- Define three bands by village or by product:
- Entry-level: at or below the 25th percentile.
- Mid-market: 25th to 75th percentile.
- Premium: top 25 percent of sales.
- For condos, create separate bands for 1–2 bedroom units vs 3+ bedrooms and note typical HOA ranges you see in current listings.
- Check how many active listings exist in each band to understand competition.
What to expect qualitatively: Tarrytown tends to skew higher for single-family homes near downtown, while Sleepy Hollow often offers more condo choices and more approachable entry points into the area, especially along the river. Both are in Westchester County, where property taxes and purchase prices are generally higher than many suburbs outside the county.
Commute, transit, and parking
Metro-North options
Both villages sit on the Metro-North Hudson Line with service to Grand Central Terminal. Tarrytown has its own major station, and Sleepy Hollow residents often use Philipse Manor station. Service patterns and frequency vary by time of day, so compare express and local options for your schedule. Review the current Hudson Line timetable and the station pages before you tour.
- Check the Hudson Line schedule for current trains and stops: Hudson Line timetables.
- Review station info, accessibility, and parking details: Tarrytown Station and Philipse Manor Station.
Practical tip: Ride a morning and evening train from each station you are considering to test door-to-door time, platform access, and parking or drop-off logistics.
Driving and hybrid commuting
Most drivers use the Saw Mill River Parkway, I‑287, and southbound routes toward the Bronx and Manhattan. Peak traffic and bridge approaches can add time compared with rail. A common hybrid approach is to live where you want, then drive to the station that offers the best express service or parking program for your schedule.
Walkability and downtown life
Tarrytown walkability
Tarrytown’s Main Street and Broadway corridors offer a denser set of restaurants, shops, cafés, groceries, and cultural venues. If you want to run errands on foot and have a lively evening scene nearby, this village often fits the bill. For a quick metric, review the area’s walkability score: Tarrytown walk score.
Sleepy Hollow walkability
Sleepy Hollow has a smaller downtown core with notable historic attractions and riverfront access. Many residential blocks are quiet, and some errands may require a short drive. Start with a high-level read on walkability, then ground-truth by walking the streets on a weekend and a weekday evening: Sleepy Hollow walk score.
Condo and HOA reality check
If you are moving from a NYC co-op or condo, HOA life will feel familiar, but the details matter. Common inclusions in local condo fees can include some combination of heat and hot water, water and sewer, trash, exterior maintenance, building insurance, snow removal, landscaping, and common-area utilities. Some associations also include assigned parking.
Before you commit, verify:
- What the monthly fee includes and excludes, especially utilities.
- The association’s budget, reserves, and any special assessments.
- Board minutes for the last three years and the status of any planned capital projects.
- Occupancy and leasing rules, pet policies, and short-term rental restrictions.
- Whether the community is FHA or VA approved if you plan to use those loans.
- The management structure and whether it is professionally managed.
Tip: Compare your condo’s total monthly cost, including principal and interest, HOA fees, and estimated tax escrow, to a similar single-family option. The right answer depends on how you value low maintenance versus having your own yard and exterior control.
Example: riverfront condo living at The River House
The River House in Sleepy Hollow is a riverfront condominium example that reflects the area’s condo lifestyle. Expect stacked units with controlled access, elevator service, assigned parking, and shared exterior maintenance. Many units in riverfront buildings prioritize views and proximity to the Hudson River’s parks and paths.
Important: Treat any building specifics as illustrative until you verify them in current documentation. Before you tour, verify the following for the unit you like:
- Current HOA fee amount and precisely what it covers.
- Parking arrangement, guest parking, and any fees.
- Recent capital improvements and any related assessments.
- Any pending litigation or material building issues.
- Recent MLS listing details and the condominium’s resale packet or offering documents.
For broader consumer protections and disclosure guidance on condos and co-ops in New York, review the state’s resource page: NYS Attorney General Real Estate Finance Bureau.
Waterfront, parks, and flood awareness
Both villages provide access to Hudson River parks and the regional network of Westchester parks for running, cycling, picnics, and seasonal events. Explore the county’s offerings here: Westchester County Parks.
If you are considering a riverfront home or a condo near the water, include a flood review in your due diligence. Check FEMA flood maps for the parcel, ask for elevation information where available, and obtain a flood insurance quote early. Start with the official map portal: FEMA Flood Map Service Center.
Schools and districts
School boundaries in 10591 can cross village lines, so confirm the assignment for the exact property address. For neutral, up-to-date performance and enrollment data, use New York State’s official portal: NYSED School Report Cards. When in doubt, verify directly with the district.
Taxes and total monthly cost
Westchester County property taxes are among the higher in the region. Your annual bill is driven by the assessed value and local tax rates, which vary by municipality and school district. Always look up recent tax bills for any property you are evaluating and model them into your monthly budget. For lookups and county resources, start here: Westchester County tax portal.
Riverfront buyers should also budget for homeowners insurance and, where required, flood insurance. Get quotes during attorney review rather than after contract to avoid surprises.
Pros and cons by village
Tarrytown pros
- Livelier downtown with broader dining and cultural options.
- Larger Hudson Line station and typically more express train choices.
- Broader single-family inventory, including historic homes.
Tarrytown cons
- Higher prices near downtown for turnkey single-family homes.
- Busier downtown foot and vehicle traffic.
Sleepy Hollow pros
- Greater condo selection and approachable entry points to riverfront living.
- Quieter residential streets with strong historic character.
- Riverfront parks and attractions with scenic views.
Sleepy Hollow cons
- Smaller retail core, so some errands may require a short drive.
- Smaller station and parking options, so plan your commute carefully.
- Seasonal tourist traffic in the fall.
How to decide in a weekend
- Set budget bands. Use current 10591 sales data to frame entry, mid, and premium tiers by product type.
- Test the commute. Ride an express and a local from both Tarrytown and Philipse Manor during peak times. Review the Hudson Line schedule and walk from platform to your target blocks.
- Compare daily life. Walk Main Street in Tarrytown, then Sleepy Hollow’s core and riverfront paths. Note grocery, pharmacy, café, and fitness options within a 10 to 15 minute walk.
- Tour a mix of homes. See at least one single-family and one condo in each village to clarify trade-offs on space, maintenance, and fees.
- Do the HOA and tax check. Review condo budgets and minutes, and pull a recent tax bill for each address.
- Plan for insurance. If a property is near the water, check FEMA flood maps and get quotes.
- Sleep on it. Revisit your commute tolerance and weekend lifestyle priorities. That clarity usually points to the right village.
When you are ready for a tailored short list, we will pull live MLS comps, confirm HOA details, and organize a structured test commute so you can choose with confidence.
Ready to compare specific homes in 10591? Reach out to Karen Stroub & Elvira Aloia for a local, data-backed consult. We will align listings to your commute, lifestyle, and budget and guide you through taxes, HOA costs, and riverfront considerations.
FAQs
Which village has faster train service to NYC?
- Service varies by time of day and train. Tarrytown often has more express options, while Philipse Manor serves Sleepy Hollow with smaller-scale access. Always confirm using the Hudson Line timetables.
Can I live car-free in Tarrytown or Sleepy Hollow?
- Tarrytown’s denser downtown supports more daily errands on foot, while Sleepy Hollow is quieter and may require short drives for some errands. Check each area’s walkability starting with Walk Score and your own on-the-ground visits.
Are property taxes very different between the villages?
- Taxes vary by municipality and school district within Westchester. Look up each property’s recent bill and model it into your monthly budget using the county’s tax portal.
How competitive is the condo market near the river?
- Riverfront condos attract steady interest from NYC relocators seeking low maintenance and views. Check current active inventory by bedroom count and be prepared with pre-approval and HOA due diligence.
What should I budget for HOA fees in 10591?
- Fees vary widely by building and inclusions. Verify current amounts, what utilities are covered, reserve levels, and any special assessments through the resale packet and board minutes before you submit an offer.
How do I verify a home is outside a flood zone?
- Use the FEMA Flood Map Service Center for an initial check by address and follow up with elevation information and an insurance quote for a clear cost picture.
