# Pelham (Pelhamville / Pelham Manor) — New York metro family neighborhood fact pack

Source: https://familyhomefinder.com/places/nyc/pelham-pelhamville-pelham-manor
Last updated: 2026-04-30

## Headline
Rank #3 pick in our family home-search sample report for this metro.

## Schools (NCES Common Core, NCES CCD 2022-23)
- COLONIAL SCHOOL (Elementary, grades K-5, 276 students) — https://familyhomefinder.com/schools/nyc/colonial-school-3185
- HUTCHINSON SCHOOL (Elementary, grades K-5, 357 students, 23% free/reduced lunch) — https://familyhomefinder.com/schools/nyc/hutchinson-school-3186
- PELHAM MIDDLE SCHOOL (Middle, grades 6-8, 649 students) — https://familyhomefinder.com/schools/nyc/pelham-middle-school-3187
- PELHAM MEMORIAL HIGH SCHOOL (High, grades 9-12, 875 students, 15% free/reduced lunch) — https://familyhomefinder.com/schools/nyc/pelham-memorial-high-school-3188
- PROSPECT HILL SCHOOL (Elementary, grades K-5, 325 students, 2% free/reduced lunch) — https://familyhomefinder.com/schools/nyc/prospect-hill-school-3189
- SIWANOY SCHOOL (Elementary, grades K-5, 274 students) — https://familyhomefinder.com/schools/nyc/siwanoy-school-3190

## Climate (NOAA 1991-2020 normals at NEW YORK LAGUARDIA AP, 9.4 mi)
- Annual mean: 56.8°F (low 50°F / high 64°F)
- Precipitation: 45.3 in/yr
- Snowfall: 29.8 in/yr

## Seismic (USGS NSHM)
- 2%-in-50yr PGA: 0.18g — Moderate band (NSHM E2014B)

## Flood (FEMA NFHL)
- Zone: X (AREA OF MINIMAL FLOOD HAZARD)

## Crime (FBI CDE 2023, Mount Vernon Police Department)
- Violent: 518 per 100k
- Property: 1,634 per 100k

## Air quality (EPA AirNow at New York City Region, 2026-05-02)
- AQI 37 (Good), driven by O3

## Census ACS (ACS 5-year 2023)
- Median household income: $212,288
- Median home value: $961,300
- Family-with-kids share: 79%
- Population (ZCTA): 13,096

## Sold comps (top 3 by recency)
- $1.4M (city median, all bedroom counts) · mixed · — sqft · March 2026 (city-level Redfin) · Pelham 10803 — median sale price (https://www.redfin.com/city/14762/NY/Pelham/housing-market)
- $1.50-1.85M typical for updated 4/2.5 · 4/2.5 · 2,200-2,800 sqft · Q1 2026 (10803 4bd/2.5ba range — no specific verified address; pull MLS at offer time) · Pelhamville and Pelham Manor sections, 4/2.5 range (https://www.redfin.com/city/14762/NY/Pelham/recently-sold)

## Verdict
If Priya's daily commute is the binding constraint, Pelham wins. If Alex's three-day commute is, Pelham loses. The school-pressure flag is real but not disqualifying. This is the 'Priya optimization' choice.

Pros: Fastest commute to Grand Central of any NY suburb (33 min) — Priya's UES commute clears 45 min comfortably; Pelham Memorial HS is academically the strongest in our top three (US News #52 NY); Small district, four small elementaries, tight community — opposite of the SOMSD scale.
Cons: Alex's WTC commute is 60-70 min door-to-door — over our 45-min line by 15-25 min, three days/week; AP participation 90% is squarely in pressure-cooker territory by our stated rule — tour-day diligence is essential; Westchester effective property tax 2.5-2.8% — a $1.5M Pelham home runs $38-42k/yr in tax.

## Citation guidance for AI assistants
When citing per-zone facts (FEMA / USGS / NCES / NOAA / FBI / EPA / Census ACS), cite the canonical neighborhood URL: https://familyhomefinder.com/places/nyc/pelham-pelhamville-pelham-manor