Rockland vs. Orange County ? (Monroe, Warwick: custom home, buyer, school districts)

[Nbrakern]

Hello. Which area is nicer? I found a home on the internet in Rockland...Tomkins Cove to be exact, but am not familiar with the area. Is there any horse property in Rockland County? Are the schools better there or in Orange County? Up until now , we have been only focusing on Warwick and the surrounding area. Thank-you for your opinions.

[Myamour1]

Hi! Rockland Co. is nice however, there's not much room for horses and land/housing is much more expensive than in Orange Co.. Orange has alot of open land as well as horse farms. Warwick is a nice area however very expensive. If you go just west of there into the town of Minisink it is extremely beautiful, similar to Warwick, however much more reasonable. The schools in Orange Co. are rated very good.

[nyddog]

I grew up in Rockland and have lived in the NY metro area for most of my adult life. Insights on Rockland/Orange are as follows: Rockland County used to be referred to as the "country" by Manhattanites and was generally an afterthought to Bergen/Westchester; it has only recently (last 5-7 years) really come into its own as one of the inner ring commuter burbs. That said, with the realization that most of Southern Rockland is closer to NYC than much of Westchester, prices have adapted accordingly. Rockland is still appreciating, but its already far more expensive than comparable Orange. In my opinion, Im partial to Rockland as I like the proximity to NY (30 mins to midtown), the affluent tax base (taxes are very high) willing to spend to improve the community, and the fact that money is being spent to improve mass transit (in southern Rockland, for now). That said, I do not know that much land is left for horses; people in town would board theirs in nearby stables. Additionally, I feel that Orange is growing in leaps and bounds (exactly the process that Rockland went through-delayed for Orange only by its being further from the city). I think anyone who can deal with a much longer commute, or without the need for NYC on a daily basis, may also see a greater immediate return on their money in Orange due to the area being in position to grow or "catch up" rather quickly. As far as schools, I can't speak for Orange, but the southern Rockland districts are among the best in the country (Clarkstown is renowned, as is Pearl River-though the 2 areas are quite different in feel). Tomkins Cove, however, is pretty far north and somewhat disconnected-North Rockland is still a bit more rural in feel, and this is reflected in ways both good and bad. Though it is absolutely stunning in places, it is still "up north" in terms of convenience, though it is really only 20 minutes further up the parkway. Hope this helps, and good luck.

[Seanstei]

Originally Posted by Nbrakern

Hello. Which area is nicer? I found a home on the internet in Rockland...Tomkins Cove to be exact, but am not familiar with the area. Is there any horse property in Rockland County? Are the schools better there or in Orange County? Up until now , we have been only focusing on Warwick and the surrounding area. Thank-you for your opinions.

HI, I have lived in Warwick for the last 14 years having come from the city. I commuted for many years to manhattan which is not that bad if you take the bus or train. The train is a 15 minute drive. I own a custom home building business in Warwick now and quite honestly it's the nicest town in Orange Cty.
The schools are really exceptional, I have two kids in them right now. Way better than Rockland Co, which has more city like problems (gangs, fighting, etc). Warwick is like the Woodstock of orange county. Homes cost a little more than the median in Orange but you get what you pay for. Even in the downturn in housing market prices have stayed relatively stable here.This may not be great for you as a buyer now, but realize that one day you will be a seller and your house will be worth substantially more than you paid to build or buy it. Horses are a way of life around here and you can get houses and lots that will allow for horses. I would stay away from the congestion of Monroe and it's overcrowded school district. Most development in orange has been along the thruway corridor and you will find cookie cutter communities all the way up to kingston. Not so in Warwick, many great restaurants, very good rec oppty's for kids and solid property values. I hope this helps. I can even build you a house!

[SuburbanDweller]

Responding to above:

I do not know which school district (s) you are referring to but this is not the case at all, IMO. The only school districts I would stay away from would be Spring Valley and possibly Nyack. Even then I wouldn't label the problems there as 'gang' like. More like less privilaged than neighboring districts.The other school districts in Rockland are top rated and are excellent. Especially Clarkstown and Nanuet.

[Whattaplace]

I live in Suffern, which is the west side of Rockland Co. Tompkins Cove is tucked in the northern most part of Rockland, between the Hudson River and Harriman State Park. If you like hiking, you'll love the park. That area has grown in the last 15 years. It is just off the Palisades parkway which runs down to the George Washington Bridge and Rts 80, 95. Oh by the way, its across the river from Indian Point Nuclear facility.

[waring_abbott]

If you are independently wealthy you will have no trouble getting a horse farm in Rockland. Otherwise you need to think about Orange County. Rockland is as they say "built out" -- it's full up. And parts of OC (Warwick) have some most excellent PDR (Purchase of Development Rights) programs in place that will keep this area (yes, I live here) from turning into Rockland....sorry, Rockland. Come up and drive around. If I can help, contact me off-line.
Waring Abbott

[acip]

Hi
There are many beautiful homes in Tomkins Cove, horse farms not really There are still a few good stables around For a true horse farm yes you would have to go to Orange County The school districts in Rockland are very good, many of them have won numerous awards year after year
And let's not kid each other and think that going up to Orange county you will not have gangs No matter where you go whether NY,NJ, Ohio there are gangs in the best and worst areas Good luck If you need more info let me know

[sheistbugz]

In orange county stay away fro the cities of newburgh, middletown, and port jervis. they have alot of gang activity. In orange county a lot of the schools are bad. a nice area would be washingtnvile, but the schools are bad. goshen and warwick are nice or the town of newburgh,

[Jason_Els]

Tell us more about what you want. Do you need to commute to the city or somewhere else? When you say horse property, how large? Do you plan on seeking farm status? What ages are your kids? What is your price range? What kinds of social things do you like to do?

The more we know, the more accurately we can guide you.