Homes for sale in West Nyack

West Nyack is a hamlet in the Town of Clarkstown, Rockland County, on the west side of the Hudson River, about forty-five kilometres from Manhattan. It is mainly a suburb of single-family homes on quiet streets, with a small historic centre and, next door, one of the largest shopping malls in the United States.

For a buyer, West Nyack offers more house and more land for the money than Westchester, across the river, and a well-regarded school district. The trade-offs are the commute to Manhattan, with no direct train from the hamlet, Rockland's high property taxes, and the low-lying areas along the Hackensack River, which have a history of flooding. This page explains the hamlet, what is for sale and what to check before buying.

Where it is and how to get there

West Nyack lies in east-central Rockland County, between Nyack, on the Hudson, and Nanuet, to the west. The New York State Thruway — here I-87 and I-287 — runs through the hamlet, and the Governor Mario M. Cuomo Bridge over the Hudson is a few minutes away, linking to Westchester and Manhattan.

There is no train station in West Nyack. The nearest is Nanuet, on the Pascack Valley Line, which runs through New Jersey to Hoboken and Secaucus, with a transfer for Manhattan. Many residents cross the bridge and take Metro-North at Tarrytown, or use express buses to the city. By car, Manhattan is about an hour away, depending on traffic. Inside the hamlet you need a car.

A little history

The area was settled by Dutch families in the eighteenth century and for a long time was farmland along the Hackensack River. It stayed rural until the mid-twentieth century, when the Thruway and the bridge over the Hudson, opened in the 1950s, put Rockland within a short trip of New York and brought the suburbs.

Most of today's houses date from that period: ranches, split-levels and Colonials on generous lots. In 1998 the Palisades Center opened, one of the largest malls in the country, changing the hamlet's traffic and economy. The small historic centre, by the river, has suffered flooding for generations, and the town has a revitalisation project under way that includes drainage works.

West Nyack, area by area

The historic centre and the Hackensack River

Around Route 59 and Demarest Avenue is the small old centre, with older houses, some from the early twentieth century, and local shops. It is the lowest area, by the river, and the one most affected by flooding.

The residential streets

Most of the hamlet is quiet streets of single-family homes with a yard and garage, built from the 1950s onwards and many renovated. This is where most of the houses for sale are, at mid-range prices.

The hills and the large lots

In the higher, wooded areas, along roads such as Old Mill Road and Strawtown Road, there are larger houses on lots of more than an acre, some built in recent decades. This is the top of the local market.

The Palisades Center and Route 59

Along Route 59 are the mall, supermarkets and services. Living close by is convenient, but it brings traffic, especially at weekends and during the holiday season.

Health, schools and services

The main hospital is Montefiore Nyack Hospital, in Nyack, a few minutes away. Most of West Nyack belongs to the Clarkstown Central School District, and Clarkstown High School South is in the hamlet itself. Some addresses belong to other districts, and in the United States the school district weighs on the price and on the tax bill, so always confirm it by the exact address. Daily shopping is on Route 59 and in Nanuet, a few minutes away.

What is for sale

West Nyack mainly sells single-family homes — ranches, split-levels, Colonials and larger houses in the hills — and, less often, small two-family buildings and condominium apartments. In our selection, prices range from about US$489,000 to US$3 million: the older, smaller houses at the lower end, the renovated houses on the residential streets in the middle, and the large properties in the hills at the top.

What to check

Floods and the Hackensack River

New York State identifies the centre of West Nyack as a high flood-risk area along the Hackensack River. For houses in the low-lying areas, ask for the flood zone map, ask whether the house has ever taken water, and get a flood insurance quote before making an offer. With a mortgage, that insurance can be mandatory.

Property taxes

The annual tax in Rockland is high and varies between addresses. Ask for the tax bill for that house, with the special districts itemised, and confirm the school district, which changes the bill.

Older houses and extensions

Many houses are sixty years old or more and have been extended. Confirm that the extensions, the finished basement and any extra bedrooms are permitted and appear on the certificate of occupancy, and get an independent inspection of the roof, plumbing, wiring and heating.

The commute to Manhattan

With no train in the hamlet, the daily trip depends on the bridge, the bus or the New Jersey line with a transfer. Make the trip at the time you will make it every day before deciding.

Mortgage and appraisal

In a market with strong demand, the bank's appraisal can come in below the agreed price, and the loan is calculated on the lower of the two figures. Anyone buying with a mortgage should have pre-approval in place before making an offer, and set out in the contract what happens if the appraisal or the inspection goes badly.

Legal and tax checklist, in the United States

Before buying: the property tax bill; confirmation of the school district by address; an independent inspection; the flood zone map and an insurance quote; permits for extensions and the certificate of occupancy.

On purchase: in New York State, each side has its own attorney, and a contract is signed before closing. Budget for title insurance, closing costs and transfer taxes. Buyers from abroad need a US tax number to report income and, at closing, the bank and the attorney ask for proof of the source of funds.

While owning: property tax paid to the county, the town and the school district; insurance, including flood cover where it applies; and maintenance. Rental income is declared in the United States, even by non-residents.

On sale: capital gains tax. Non-residents are subject to FIRPTA withholding at closing, which is an advance on the tax and not the final tax. It is worth speaking to a US accountant before selling.

Who it suits — and who it does not

It suits families who want a house with land, a good school district and quick access to the Thruway and the bridge; those who work in Rockland, Westchester or New Jersey; and those looking, in the hills, for a large house at a price below Westchester.

It suits less those who need a direct train to Manhattan every day, those buying in the low-lying areas without checking the flood risk, and those who run the numbers without including Rockland taxes.

Final thoughts

West Nyack is a family suburb in Rockland, with more house for the money and good schools, one bridge away from Westchester. What separates a good purchase from a bad one is the house's relationship with the river, the tax bill and school district for that address, and the real condition of the older houses.

When you contact us through a property page, we forward your details to our partner broker, who holds the full information on that specific property — tax bill, school district, flood zone and negotiating terms.