Yonkers, New York is a vibrant city just north of New York City, offering a blend of urban convenience and suburban comfort. With about 211,500 residents as of the 2020 Census, Yonkers is the third most populous city in New York State (after NYC and Buffalo) and the largest city in Westchester County. Often dubbed the “Sixth Borough” due to its proximity to NYC, Yonkers has its own distinct character, diverse neighborhoods, and a rich history.
Demographics
- College friendliness: 83.20
- Family friendliness: 33.92
- Young singles appeal: 57.40
- Retirement friendliness: 44.99
- First-time homebuyer friendliness: 18.17
- Vacation home appeal: 0.00
Yonkers stands out significantly for college friendliness, suggesting excellent educational infrastructure or amenities tailored to students. The moderate appeal to young singles reflects the city’s vibrant social environment, while lower scores in family friendliness and first-time homebuyer friendliness highlight potential challenges around affordability or suitable family-oriented housing. Retirement friendliness is average, and the absence of vacation home appeal underscores its residential, urban-oriented nature.
Lifestyle
- Luxury living: 55.22
- Hip & trendy factor: 79.02
- Quietness: 21.23
- Nautical/boating lifestyle: 0.00
- Urban sophistication: 67.45
- Walkability: 91.18
- Car friendliness: 50.31
- Cycling friendliness: 1.48
- Vibrancy/liveliness: 78.99
- Public transit friendliness: 0.00
Yonkers excels in walkability, hip & trendy appeal, and urban vibrancy, indicating a dynamic urban center with extensive pedestrian amenities and an active social scene. However, the city scores notably low in quietness, cycling friendliness, and public transit, reflecting an active but noisy urban environment with limited alternative transportation options. The moderate scores in luxury living and urban sophistication indicate a comfortably modern urban lifestyle, albeit less oriented toward high-end luxury.
Housing and Real Estate
Housing in Yonkers is diverse – you can find everything from high-rise apartments and riverfront condos to single-family houses on quiet suburban-style streets. The real estate market in Yonkers has been strong and growing in recent years.
As of early 2025, the median sale price for homes in Yonkers reached about $650,000 – a jump of over 20% compared to the year before. Zillow similarly reports the average home value in Yonkers around $653,000 (up ~5.5% over the past year).
Yonkers experienced significant volatility in its housing market, with initial price drops between 2010 and 2012 followed by a robust recovery and consistent growth from 2013 onwards. The growth accelerated notably in 2021 and 2022, highlighting increased demand and market confidence. The sustained price appreciation indicates Yonkers’ appeal as a desirable suburban alternative close to New York City, benefiting from urban conveniences and strong community amenities. Continued price growth suggests long-term investment strength and market stability moving forward.
Housing Types
In the downtown Waterfront District and along the Hudson River, you’ll find modern luxury apartment buildings and condos. There are also many pre-war co-op apartment buildings throughout the city, which often provide a more affordable entry point to home ownership – it’s not uncommon to find renovated co-op apartments for under $300,000.
In eastern and northern neighborhoods (Crestwood, Colonial Heights, etc.), the landscape is more suburban with tree-lined streets and single-family homes. South and west Yonkers have a lot of multi-family houses (duplexes and triplexes) and smaller apartment buildings.
Market Conditions
The Yonkers market has been described as “somewhat competitive.” Homes typically receive multiple offers and the average time on market is around 6–7 weeks. Inventory is tight, reflecting a wider Westchester trend.
Compared to surrounding areas, Yonkers is relatively affordable – it offers lower prices than the Westchester County median (for context, the county-wide median single-family home price was about $930,000 in 2024).
City Overview
Yonkers is located directly north of the Bronx, with the Hudson River forming its western border. The city spans approximately 20 square miles, with varied topography from the flat riverfront to hilly eastern sections. Its strategic location provides easy access to Manhattan, the Hudson Valley, and Connecticut.
Cost of Living
Living in Yonkers comes with a relatively high cost of living, although it remains more affordable than New York City proper. Overall expenses in Yonkers are significantly above the U.S. average – estimated at around 35% higher than nationwide.
Housing Costs
Housing is the biggest factor: the median rent in Yonkers is about $1,577 per month, and renting a two-bedroom apartment averages around $1,800–$1,900 monthly. Everyday expenses like groceries and utilities also run above average (groceries index ~115, utilities ~120).
On the upside, Yonkers is more affordable than Manhattan – living in Manhattan can cost roughly 50% more than in Yonkers for an equivalent lifestyle. For instance, rent prices in NYC are nearly double those in Yonkers on average. Many residents find that in Yonkers their dollar stretches further in terms of space and housing quality.
Budget Considerations
According to one analysis, a family of four might need roughly $115,000 per year to live comfortably in Yonkers (about 78% higher than the U.S. average), whereas a single person might need around $60,000 per year (about 6% above the U.S. average).
It’s worth noting that costs have been rising recently. In early 2025, Yonkers’ consumer prices were about 1.6% higher than the year prior, with particularly sharp increases in transportation, food, and housing costs.
Crime and Safety
Safety in Yonkers is generally good, especially compared to many other cities of similar size. Yonkers has one of the lowest crime rates among large cities in New York State. In fact, Yonkers is frequently cited as the safest of New York’s “Big Five” cities (NYC, Buffalo, Rochester, Syracuse, and Yonkers itself).
Crime Statistics
Yonkers’ overall crime rate is about 47% lower than the national average. The violent crime rate is roughly 310 incidents per 100,000 people, which is about 16% below the U.S. average. The chance of being a victim of violent crime in Yonkers (around 1 in 300 annually) is considerably lower than in many big cities.
Property crimes (like burglary and theft) are also relatively low – around 916 incidents per 100,000 residents, roughly half the national rate. Neighborhood stats indicate about 6.99 total incidents per day per 100,000 people.
In one local survey, 51% of Yonkers residents said there is virtually no crime in their area and they feel safe walking at night (though perceptions vary by neighborhood).
Safety Trends
The long-term trend has been improving safety. From 2017 to 2023, violent crimes in Yonkers fell substantially, according to the U.S. Department of Justice. The city’s police force has been recognized for effective community policing and reforms, contributing to these safety improvements.
In practical terms, most parts of Yonkers are safe for families and commuters. Downtown and the waterfront have seen revitalization and increased police presence, further enhancing safety.
Property Taxes and Local Taxes
New York’s property taxes are known to be high, and Yonkers is no exception – though interestingly its property tax rates are a bit lower than some neighboring suburbs.
Property Tax Rate
Homeowners in Yonkers pay a property tax rate of roughly 1.5% to 1.7% of a home’s market value per year. In practical terms, a typical single-family home in Yonkers (around the median value of ~$650K) incurs an annual property tax bill on the order of $9,500–$10,500.
Income Tax and Sales Tax
In addition to property taxes, Yonkers residents face a unique local income tax. Yonkers is one of only two cities in New York (the other being NYC) with its own income tax surcharge. If you live in Yonkers, you pay an extra 16.75% of your New York State income tax as a Yonkers tax. In simpler terms, this works out to roughly an additional 1%–2% of your income.
Sales tax in Yonkers is on par with New York City’s. The combined state, county, and city sales tax rate in Yonkers is 8.875% (often rounded to 8.88%).
Amenities and Entertainment
One of Yonkers’ strengths is the abundance of amenities – you don’t have to go into Manhattan to enjoy parks, culture, dining, and entertainment.
Parks and Green Spaces
Yonkers is home to 80+ parks and playgrounds, providing plenty of room to unwind. The crown jewel is Untermyer Park and Gardens, a spectacular 43-acre public garden on a former estate. Another major park is Tibbetts Brook Park, a 161-acre park in south Yonkers that boasts walking/biking trails, sports fields, a large picnic area, and an impressive aquatic complex.
In downtown Yonkers, Van der Donck Park offers an “urban oasis” – it’s part of a river restoration project that daylighted the Saw Mill River, now surrounded by a boardwalk, native plantings, and educational displays.
Arts and Culture
Yonkers has a growing cultural scene. The Hudson River Museum is a notable institution located in Trevor Park. It features art galleries, history exhibits, and even a planetarium. Adjacent is the historic Glenview Mansion, a 19th-century riverfront Victorian home that’s part of the museum complex.
For entertainment, Yonkers is uniquely home to Empire City Casino at Yonkers Raceway – a combined harness racing track and casino. You can watch live harness racing and also enjoy video slot machines and electronic table games at the casino.
Dining and Shopping
Given Yonkers’ diversity, the food scene is eclectic. You’ll find abundant bars and restaurants catering to all tastes. The revitalized Waterfront District has trendy restaurants and a craft brewery (Yonkers Brewing Co.) overlooking the river.
Yonkers offers plenty of retail therapy. The two major malls are Westchester’s Ridge Hill and the Cross County Shopping Center (one of the nation’s first open-air shopping malls, now modernized with big-box stores, boutiques, and eateries).
Transportation and Commuting
One big advantage of Yonkers is excellent transportation links. Whether you work in Manhattan or just want to explore the region, Yonkers is very well connected by rail, road, and bus.
Public Transit
Commuters in Yonkers enjoy quick access to New York City via the Metro-North Railroad. The Metro-North Hudson Line runs through Yonkers with four station stops in the city (Ludlow, Yonkers downtown, Glenwood, and Greystone).
From the main Yonkers Station in downtown, express trains reach Grand Central Terminal in as little as 28–30 minutes – that’s comparable to an NYC subway commute from outer boroughs. The fare is around $12 one-way at peak (monthly passes ~$233).
For local mobility, the Westchester Bee-Line Bus system provides extensive coverage. Numerous Bee-Line bus routes crisscross Yonkers, linking neighborhoods and also connecting to the Bronx subway terminals.
Roads and Highways
If you drive, Yonkers sits at the nexus of several major highways. The city is bisected by the New York State Thruway (I-87) which runs north–south. The Saw Mill River Parkway also runs north–south through Yonkers, offering a more scenic route into Manhattan’s west side or up toward the Hudson Valley.
East–west, Yonkers is served by the Cross County Parkway, which connects the Hutchinson River Pkwy (to Connecticut) with the Saw Mill and Thruway; and just north of the city is I-287.
Air Travel
Yonkers is roughly equidistant from the region’s major airports. LaGuardia Airport is about a 25–30 minute drive (15 miles) and JFK about 40 minutes (25 miles) in good traffic. Newark Liberty is around 40 minutes southwest. Westchester County Airport (HPN) is a smaller convenient option, only 20 minutes away in White Plains.
Walkability
Some parts of Yonkers are very walkable – for example, the downtown waterfront and Getty Square area, where shops, restaurants, and the train station are clustered. Other residential neighborhoods are more car-dependent with limited walking destinations.
Healthcare Access
Yonkers residents have strong healthcare options both within the city and in nearby areas. Two major hospitals are located in Yonkers:
Local Hospitals
St. John’s Riverside Hospital – Located in northwest Yonkers (Andrus Pavilion on North Broadway), St. John’s Riverside is a comprehensive community hospital with teaching programs and 407 beds (across multiple campuses).
Saint Joseph’s Medical Center – Situated in downtown Yonkers (South Broadway), St. Joseph’s is another large medical facility with a 194-bed general hospital and a 138-bed psychiatric hospital division.
Between these two hospitals, Yonkers has 24/7 emergency departments and a wide range of specialists. Both hospitals also run satellite family health centers in Yonkers for routine checkups and preventive care.
Additional Healthcare Services
Aside from hospitals, Yonkers has numerous urgent care clinics where you can walk in for minor illnesses or injuries. There are also many private medical practices throughout the city.
For specialized care not available in Yonkers, some residents turn to the world-class hospitals in NYC – for instance, NewYork-Presbyterian and Montefiore in the Bronx are only 15–20 minutes away, and the Westchester Medical Center is about a 20-minute drive north in Valhalla.
Employment and Economic Outlook
Yonkers’ economy is a mix of local industries and a large commuter workforce. Many residents do work in New York City, but Yonkers itself also provides a diverse job market in sectors like healthcare, education, retail, and entertainment.
Major Employers
Some of the largest employers in Yonkers are in the public and healthcare sectors. The Yonkers Public School District is one of the top employers. Healthcare is huge as well – St. John’s Riverside Hospital and St. Joseph’s Medical Center together employ a large workforce of doctors, nurses, and support staff.
Another major employer is Empire City Casino at Yonkers Raceway, which has over 1,000 employees in gaming operations, hospitality, and administration. Consumer Reports has its national headquarters and testing labs in Yonkers. Kawasaki Rail Car operates a plant in Yonkers that produces subway and rail cars.
Growth Industries
There’s also a growing film and television production industry – Lionsgate is building a new $500 million film studio complex downtown, dubbed “Hollywood on the Hudson,” expected to bring hundreds of jobs in film production and support services when fully operational.
Economic Trends
The city’s economy has been on an upswing. Yonkers’ unemployment rate in 2023–2024 has hovered around 4%–5%, which is relatively low. The median household income in Yonkers is about $81,800, which is solid (above the U.S. median, though a bit below the Westchester County median).
Yonkers has seen significant public and private investment in recent years: new housing developments, the waterfront revitalization, and business incentives have all aimed at boosting the economy.
Education and Schools
The Yonkers Public Schools (YPS) district serves the entire city and is one of the largest public school systems in New York State, with about 24,000–27,000 students enrolled across 39 schools.
Public School Options
Yonkers Public Schools include early childhood schools, elementary (PK-8) schools, and high schools. There is a mix of neighborhood-zoned schools and magnet schools with specialized programs (STEM, Montessori, International Baccalaureate, etc.).
At the high school level, there are several choices, each with unique programs:
- Yonkers High School (YHS) – offers the International Baccalaureate (IB) program and consistently ranks as one of the top high schools in the nation.
- Saunders Trades & Technical High School – a highly regarded technical/vocational high school offering programs in engineering, automotive, carpentry, cosmetology, and more alongside academics.
- Gorton High School, Lincoln High School, Roosevelt High School, and others – each has various academies or themes.
Academic Performance
Academic performance in Yonkers Public Schools has been steadily improving. The district’s high school graduation rate recently reached about 89–91%, which is a record high and even outperforms other big-city districts in NY. This is a point of pride – Yonkers was the first large NY district to top 90% graduation in recent years.
Alternative Education Options
In addition to the traditional public schools, Yonkers has a few charter schools, including Yonkers Charter School for Excellence (elementary).
Yonkers has several private schools, including religious schools. The Catholic school network is strong – for example, Sacred Heart High School is a well-known Catholic high school in Yonkers. There are also prestigious private schools just outside Yonkers, like Riverdale Country School and Fieldston in the Bronx right on the Yonkers border.
Conclusion
Moving to Yonkers, NY means joining a community with big-city amenities, a neighborly feel, and quick access to New York City. You’ll be paying a premium to live here (in housing costs and taxes), but in return you get safety, convenience, and a variety of services that add to quality of life.
Yonkers combines urban vibrancy – restaurants, arts, public transit – with suburban tranquility in its quieter neighborhoods and parks. For many, it hits the sweet spot of location and livability. Whether you’re a young professional, have a family, or are looking to settle outside the hustle of NYC, Yonkers offers a bit of something for everyone. It’s a city proud of its resurgence and ready to welcome new residents.
References
- Yonkers Grows as the Third Largest City in New York State – Westchester Magazine
- Cost of Living in Yonkers, NY – Salary.com
- Yonkers, NY Cost of Living – BestPlaces
- Cost of Living Calculator – Yonkers vs. Manhattan – BestPlaces
- Crime Rates in Yonkers, NY – AreaVibes
- Yonkers News: Second Safest City of Its Size – Yonkers Daily Voice
- U.S. DOJ Press Release on Yonkers Police Reforms – justice.gov
- Yonkers Crime Rate 2023 – AreaVibes
- Yonkers Housing Market Trends – Redfin
- Westchester Real Estate in 2024 – Westchester Magazine
- Westchester Home Prices Hit Historic High – Yahoo News
- “Sixth Borough” – Yonkers City Guide – Westchester Magazine
- Hollywood-on-the-Hudson: Lionsgate Studios – Westchester Magazine
- Yonkers Public Library – About – Wikipedia
- Metro-North Schedules – Hudson Line – RealEstateHudsonValleyNY.com
- TripAdvisor Forum: Yonkers to Manhattan Commute – TripAdvisor
- Avalara Tax Rates – Yonkers – Avalara
- AARP – New York State Taxes 2025 – AARP
- SmartAsset – Yonkers Tax – SmartAsset
- NY State Education Dept. – Yonkers District Data – NYSED
- U.S. News – Yonkers City SD Profile – U.S. News Education
