City of Newburgh vs. Town of Newburgh, NY: What Home Buyers Should Know

By Ammar Iqbal | Real Estate Salesperson, eXp Realty

When buyers search for homes in Newburgh, they often don't realize there are two different places with the same name: the City of Newburgh and the Town of Newburgh. Both can show a "Newburgh, NY" address, but they have different governments, taxes and feel. Here is what buyers should know. For more about the area, see my Newburgh, NY area guide.

Two separate places

The City of Newburgh is a small, dense city on the west bank of the Hudson River. The Town of Newburgh is a separate, much larger town that wraps around the city to the north and west. They have their own mayors or supervisors, their own boards and their own local rules.

What living in the city is like

The City of Newburgh has historic brick row houses, older multi-family homes and a walkable layout. Its large historic district has some of the most interesting architecture in the Hudson Valley. The waterfront has restaurants and river views, and the Newburgh-Beacon ferry and bridge connect to Beacon's Metro-North station. Many homes are older, so plan for a careful inspection.

What living in the town is like

The Town of Newburgh feels more suburban. You will find single-family homes on larger lots, newer developments and shopping along Route 300 and Route 17K. The town sits where I-84 meets the New York State Thruway, which makes driving easy. Some neighborhoods have public water and sewer, while others use a private well and septic system.

Taxes are different

City homeowners pay city, county and school taxes. Town homeowners pay town, county and school taxes, plus charges for special districts like water, sewer or fire in some areas. Because of this, two homes at the same price can have very different tax bills. Always check the actual tax bill for the home you like.

Check the school district by address

The Newburgh Enlarged City School District covers the city and parts of the town, but other parts of the Town of Newburgh are in different districts. Don't go by the mailing address. Look up the district for the exact property. My Orange County school districts overview is a good place to start.

How to tell which one a home is in

The mailing address alone won't tell you, since the same ZIP code can cover both. Look at the tax bill or the municipality listed in the property records, or ask me and I will confirm it before you make an offer. This is similar to the Middletown vs. Town of Wallkill question many buyers have.

Which is right for you?

If you want walkability, history and river access, the city may fit. If you want more space and an easy highway commute, the town may be a better match. Browse Newburgh homes for sale, see things to do in Newburgh, or get a free home value estimate if you need to sell first. Contact me anytime with questions.