Since the pandemic, it’s become increasingly expensive to put down roots in New York City. According to data from CityRealty, condo prices are the highest they’ve ever been, increasing 16 percent since July 2020, while co-ops have jumped 6.4 percent over the same period. Many people are even being priced out of rentals; Douglas Elliman’s Jonathan Miller reported earlier this year that the average monthly rent in New York City is now roughly $5,194—more than a mortgage payment in many places. And it’s this financial conundrum that often becomes the impetus for many young professionals and families to relocate to the suburbs. They can get more space and a yard, access to beaches and hiking trails, and send their kids to public schools without a second thought. But what’s the best place to achieve this small-town fantasy? For that answer, we turned to the pros. Ahead, hear from real estate experts about the best commuter suburbs outside New York City.
1. Rye, New York
It’s not uncommon for people who move to Westchester County to say they live “upstate,” but the truth is, you can get to Manhattan quicker from these towns than you can from many parts of Brooklyn.
Kirsten Jordan, a licensed associate real estate broker at Corcoran, recommends Rye and its surrounding towns, including Harrison, Armonk, Larchmont, and Mamaroneck—all of which are a 30- or 40-minute train ride into Grand Central.
“Beyond the commute, these towns really offer the full package. You’ve got solid public and private schools, New York State taxes (which, yes, can be high, but you get a lot in return), and a real sense of community,” Jordan shares.
“There’s a great mix of longtime locals and expats, so it feels welcoming and vibrant,” she continues. “I see a lot of people moving here from the city who want more space but still crave that social, active lifestyle. There are great parks, private clubs, public pools, golf courses, and even beach access in places like Rye and Larchmont.”
In particular, Jordan is fond of Rye and Harrison, thanks to their “walkable downtowns, fantastic restaurants, and a small-town feel that’s hard to find so close to Manhattan.”
2. Red Bank and Little Silver, New Jersey
A lot of New Yorkers avoid house-hunting in New Jersey because they want to stay as far away from the delay-riddled New Jersey Transit trains as possible. But what if we told you there was a luxurious ferry from the Garden State that gets you to lower Manhattan in about 30 minutes?
The Seastreak Ferry leaves from the Atlantic Highlands and Highlands, where commuters can grab a drink at the Sandbox beach bar when they arrive home on a summer Friday. We won’t lie; it’s pricey (a 40-trip ticket book is $720), but the boats are climate-controlled, clean as a whistle, and even have an onboard bar.
A short drive away from the ferry are Red Bank and Little Silver, two ultra-charming towns that are a bit more affordable than their neighbors, Fair Haven and Rumson. They’re still within a 10-minute drive of Sandy Hook National Recreation Area and the local beaches.
Little Silver’s Markham Place School was rated the eighth-best middle school in the state by U.S. News & World Report. And come high school, if your kids have specialized interests, several of the options within the Monmouth County Vocational School District are ranked among the best high schools in the state by the Department of Education, including High Technology High School (#2), Biotechnology High School (#6), Communications High School (#9), and Marine Academy of Science and Technology (#11).
3. Norwalk, Connecticut
Fairfield County is home to some of Connecticut’s most affluent towns, including Greenwich, Westport, and Darien. But nestled among them is Norwalk, a slightly more affordable—but just as desirable—option.
In fact, in 2023, Fortune ranked Norwalk 29th on its list of the best places in the U.S. for families to live, noting that the town’s median single-family home sale price for 2022 was $564,729.
“Located on the northern shore of Long Island Sound, Norwalk is home to some of the state’s best boating spots and public beaches,” wrote Fortune. “The SoNo neighborhood provides ample dining and shopping options along with art galleries and studios.”
Little ones can enjoy the Stepping Stones Museum for Children and the Maritime Aquarium, while adults can look forward to the annual Oyster Festival and tours on the Sheffield Island Ferry. And did we mention this is all an hour train ride from Grand Central?
4. Bronxville, New York
Ashley Brennan, senior vice president of communications at Brown Harris Stevens, believes she and her family live in the ultimate commuter suburb, so much so that they’ve been there for 10 years and counting.
“Bronxville is a village in Westchester County that is about 15 miles north of NYC, but the express train can get you to Grand Central Terminal in about 28 minutes,” she shares. “Driving to and from the city is a bit of a pain at times if you hit traffic, but the train runs so frequently that you don’t need a car to get to work.”
“The town is only one square mile, but has a vibrant downtown area complete with a grocery store, lots of restaurants and delis, at least three bakeries, hair salons, jewelry and clothing stores, and several coffee shops (including a Starbucks!),” she says. “The public school serves K-12 in the same building, and there are several private schools in the area, as well as Sarah Lawrence College.”
“The only challenge here is finding a home because inventory is so tight, and people tend to stick around until their kids graduate from high school,” she notes. “The housing stock is a good mix of single-family homes, co-ops, and rentals.”
5. Massapequa Park, Long Island, New York
This Long Island town was just named the best place to live in all of New York by U.S. News and World Report. Not only is Massapequa Park just a half-hour commute into Manhattan on the LIRR, but the outlet cites that its median home value is $627,805 and median rent is $1,916.
“Tucked inside the Town of Oyster Bay in Nassau County, Massapequa Park is a little slice of Americana with a twist: it’s affectionately nicknamed ‘Matzo-Pizza Park,’ thanks to its large Jewish and Italian populations,” summed up Time Out New York of the ranking.
“Beyond the nicknames, it’s got actual charm—think historic Sears kit houses, family-friendly parks (like Brady and Mansfield) and a civic vibe that’s kept this incorporated village tightly run since 1931.”
Massapequa Park is also about a 15-minute drive to Jones Beach State Park and a half-hour drive to JFK Airport.
6. South Orange, Maplewood, Millburn, and Short Hills, New Jersey
This cluster of Essex County towns is to New Jersey what Westchester County is to New York.
“They are on a quick NJ Transit commuter line dubbed the ‘Midtown Direct’ on the Essex line,” notes broker Svetlana Choi of Coldwell Banker Warburg. “Maplewood and South Orange share an excellent public school system, and Millburn/Short Hills do as well.”
“It is a favorite of many Brooklynites who sell their apartments and move to purchase homes with yards and experience a small-town feel,” she says. (In fact, The New York Times titled a 20124 article about Maplewood: “If Brooklyn Were a Suburb.”)
“South Orange, Maplewood, and Millburn have charming and busy main streets with many shops and restaurants, and Millburn is also home to the Paper Mill Playhouse, where one can experience high-end musical and theater productions without traveling into the city,” Choi adds.
7. Croton-on-Hudson, New York
Eli Pasternak, founder of Florida’s Liberty House Buying Group, points out that a lot of people he knows who are looking to relocate tend to skip Croton-on-Hudson because they think it’s too far from New York City. However, the express train gets you to Manhattan in an hour.
“I work with clients who are tired of bidding wars in [the rest of] Westchester, but they still want decent schools and train access,” he explains, sharing how one of his clients bought a four-bedroom colonial there for $650,000, “that would’ve cost $1.2 million in Bronxville.”
He recommends houses near the Croton-Harmon Metro-North station, “because that is where the express trains stop.” For those looking to spend less, he suggests avoiding “the areas near the reservoir” because houses are pricier.
As for culture, this town has a Main Street USA-type downtown. And as The New York Times recounted in a 2017 profile, “[Residents] can enjoy Hudson vistas from RiverWalk…from Senasqua Park; and from the county-managed Croton Point Park, a 500-acre peninsula. The park is home to Clearwater’s Great Hudson River Revival, a music and environmental festival inspired by Pete Seeger. The Great Jack O’Lantern Blaze is held each fall at Van Cortlandt Manor.”
8. Riverdale, New York
Okay, Riverdale is still part of New York City (it’s in the Bronx), but as anyone who’s spent time there knows, it feels like a little slice of suburbia.
“Riverdale has a distinctly suburban feel: tree-lined streets, expansive parks, and a peaceful atmosphere all just 30 minutes from Midtown Manhattan by car, Metro-North, or subway,” says Erin Boisson Aries, licensed associate real estate broker at Douglas Elliman and head of the Erin Boisson Aries Team.
“What makes Riverdale so special is its unique blend of natural beauty and rich history,” she adds. “Residents enjoy access to Van Cortlandt Park, with its hiking trails and horse stables, the Riverdale Yacht Club along the Hudson River, and the lush gardens of Wave Hill. It’s a place where you can go outside and immediately connect with nature, while still being moments from the city.”
Dustin Crouse, a licensed associate real estate broker on Boisson’s team, shares, “We’ve seen a notable uptick in larger home purchases in recent years, underscoring Riverdale’s renewed status as a destination for those wanting more space and a true suburban lifestyle—without leaving New York City.”
And for those who aren’t ready for a standalone home, Riverdale also offers a wealth of apartments, both for sale and rent.
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