White Plains NY Housing Market 2026: Houses vs. Condos and Co-ops

White Plains is two housing markets that share one city name. In the 12 months to May 2026, single-family houses sold for roughly $960,000 on average by Redfin's monthly medians, and 68% of them went over asking. Condos and co-ops sold for roughly $340,000, and the typical one took more than five weeks to find a buyer.

That split explains the most confusing number about the city. Redfin's all-residential median fell about 14% year over year, and over the past two years single-month readings swung from +71% to −51%. Neither swing reflects a change in home values. The share of sales that were condos and co-ops rose from 51% to 59%, and a sales mix that tilts toward $340,000 apartments pulls the combined median down. Measured by type, prices per square foot rose about 7% for houses and 9% for condos and co-ops.

How to read White Plains data

Redfin's White Plains series covers single calendar months. Over the past two years a month has had 24 to 56 closings, of which only 7 to 26 were houses, so one large sale or a run of small co-ops can move the median by six figures. This analysis therefore splits the data by property type and uses 12-month windows (June through May). The 12-month figures are sales-weighted averages of Redfin's monthly medians: not a true annual median, but consistent across years.

Redfin's "Condo/Co-op" category combines both ownership types and does not split them, so the category median also moves when the co-op share of sales changes.

Two years of prices, by property type

Source: Redfin Data Center, White Plains city series; averages and sums computed from monthly values.

Single-family houses

Houses gained about 10% in the year to May 2025 ($883,213 to $974,203) and then held flat, slipping 1.5% to $959,736 by the weighted measure. Price per square foot tells a different story: it rose from $434 to $466, or 7.2% on unrounded values. The two measures diverge when the size mix of closings changes; a flat median alongside rising price per square foot is consistent with somewhat smaller houses selling in the latest year. The median of the 12 monthly medians, a second way to cut the same data, rose from $912,500 to $957,375.

A brokerage source points the same way. Houlihan Lawrence's White Plains School District report put the single-family median at $927,925 for 2024 and $950,500 for 2025, a 2.4% increase. For Westchester County as a whole, the same firm reported a 2025 single-family median of $985,000, up 6.5% from $925,000, according to Westfair Online. On that basis, White Plains houses moved from slightly above the county median to slightly below it in one year.

Condos and co-ops

The apartment side has been the steadier gainer. The weighted median rose 11.6% and then 10.5%, and price per square foot rose in both years ($279 to $300 to $325). Sales also rose 20%, from 230 to 277, which is the main reason the all-residential median fell.

Where the headline median came from

When 42% of sales were houses at roughly $970,000 and 51% were apartments at roughly $300,000, the blend landed near $650,000. When houses fell to 38% of sales and apartments rose to 59%, it dropped to about $560,000, although both categories gained value per square foot. A headline such as Redfin's May 2026 figure of −41% year over year says more about mix than value.

Mortgage rates and local competition

Freddie Mac's Primary Mortgage Market Survey 30-year rate moved from a two-year low of 6.08% in late September 2024 to a peak of 7.04% in mid-January 2025, drifted down through 2025, dipped to 5.98% in late February 2026, and has since climbed to 7.03% as of September 24, 2026.

Sale-to-list, above-list share and days on market are simple averages of the monthly values.

Three observations:

1. The 7% peak did not break the house market. In the winter of the rate peak, houses still sold at 102.5% of list on average and more than half went over asking.
2. Cheaper money did not bring more sales. The spring that followed the early-2026 dip below 6% produced the fastest pace (15 median days) and the highest sale-to-list ratio, but the spring 2026 sales count (39) was below spring 2025 (43). That pattern points to supply, more than buyer demand, as the limit on sales.
3. Condos appear to have responded more to rates. The share of condo/co-op sales over list rose from 31% in the rate-peak winter of 2024 to 2025 to 49% a year later, and sale-to-list moved from 99.1% to 100.4%.

What the rate move means in dollars: on a $950,000 house with 20% down (a $760,000 loan), principal and interest is $4,547 a month at 5.98% and $5,072 at 7.03%. The September 2026 rate adds $525 a month compared with February. On a $340,000 condo with 20% down ($272,000 loan), the same move is $1,627 versus $1,815, or $188 a month. Redfin's data ends in May, before the late-summer climb above 7%.

Supply: houses are scarce, apartments are not

For houses, inventory reached single digits in December 2025 (9 homes for sale) and stayed at 10 or 11 through February 2026. New listings fell 9% in the latest year, and fewer sellers had to cut prices.

The May 2026 reading of 4.0 months of supply for houses is a single-month artifact: only 8 houses closed that month while pending sales were 26, tied for the highest monthly count in the data.

For condos and co-ops, supply is more comfortable and growing: new listings rose 11% to 333 and months of supply hovered around 3. The median apartment sat on the market about 40 days, and more than 50 in five of the last 12 months. The share selling over list (48%) has risen, but the average sale-to-list ratio was only 100.7%, so most over-list sales are over by small amounts.

Neighborhoods and price tiers

The city's single-family neighborhoods sit mostly outside the downtown grid; Judy Zhou's White Plains area guide lists Gedney Farms, Highlands, Battle Hill, Ridgeway, Rosedale and Fisher Hill. Downtown and the blocks around the Metro-North station hold most of the high-rise condos, co-ops and new rental buildings.

Redfin's ZIP-code series (rolling 90-day windows) give a rough sense of the spread, with small samples:

• 10601 (downtown): 20 condo/co-op sales in the 90 days to May 2026 at a median of $403,750 and $351 per square foot, with a median of 76.5 days on market. This ZIP holds much of the newer condo stock.
• 10605: 19 house sales at a median of $951,000 and $495 per square foot, 13 median days on market, and a 107.4% average sale-to-list ratio.
• 10604: 8 condo/co-op sales at a median of $212,500, a reminder of how much lower older co-op stock trades than downtown condos.

White Plains mailing addresses extend beyond the city limits, so some homes with a White Plains address are in other school districts and tax jurisdictions. Check both for any specific property.

Cost of ownership in New York terms

Property taxes

White Plains is a city, so a homeowner inside city limits pays city, school district and Westchester County property taxes rather than a town tax. Rates are set per $1,000 of assessed value by each taxing body, and assessed values in many Westchester municipalities are a fraction of market value, adjusted by a state equalization rate. The official 2025 to 2026 rates could not be verified for this article, so the calculations below use two assumed effective rates, 2.0% and 2.5% of the purchase price, as a range. Buyers should replace them with the actual tax bill for the property they are considering.

Transfer taxes and the $1 million line

New York charges a state real estate transfer tax of 0.4% of the price, customarily paid by the seller, and a 1% "mansion tax" paid by the buyer on residential purchases of $1 million or more. The mansion tax applies to the whole price, not just the amount over $1 million, so a $1,000,000 purchase costs the buyer $10,000 in extra tax that a $999,000 purchase does not.

This matters in White Plains because the single-family median sits right at that line: the monthly median crossed $1 million in 4 of the last 12 months. Buyers near $1 million have a real incentive to negotiate to $999,999 or below.

STAR and co-op specifics

New York's School Tax Relief (STAR) program reduces school taxes for primary residences. New buyers register with the state and receive the benefit as a credit check rather than a reduction on the tax bill.

Co-op buyers face a board application, financial disclosure and an interview, and many boards set their own minimum down payment and post-closing reserve requirements that can exceed lender minimums. Co-op maintenance covers the building's property tax, underlying mortgage (if any) and operating costs, so a low purchase price can come with a high monthly charge.

Monthly payment and income needed

The table uses 20% down, a 30-year fixed loan, and the assumed tax range above. It excludes homeowners insurance and condo common charges or co-op maintenance, which vary too widely to estimate responsibly. Income needed assumes housing costs of 28% of gross income.

Judy Zhou's White Plains area guide cites a median household income of about $112,000 from Census estimates; that figure was not re-verified for this article. Taking it as approximate, a median-income household can reach a median-priced condo on these assumptions before common charges, but the typical house requires roughly 2.3 to 2.7 times the median income. That gap helps explain why apartments carry most of the city's sales volume.

For a co-op, the tax line in the table is already inside maintenance, and many lenders and boards look at total housing cost including maintenance. As a hypothetical, a $220,000 co-op with 20% down at 7.03% carries about $1,174 in principal and interest; with $1,500 in monthly maintenance, the total of about $2,674 is higher than the $2,382 to $2,523 shown above for a $340,000 condo before its common charges.

Rentals and the downtown pipeline

White Plains has added a large amount of new rental housing downtown. Judy Zhou's White Plains area guide lists AVE Hamilton Green (477 units on a former mall site), an approved 814-unit project at 60 South Broadway, and 1 Water Street (301 units); those unit counts come from earlier research and were not re-verified for this article. Buyers can check current status with the city's planning department.

New rental buildings compete with resale condos for the same person: someone who wants an apartment near the train and can rent new or buy older. That alternative may be one reason condo/co-op inventory rose over the past year, yet condo prices per square foot still rose about 9%, so the pipeline has not pushed resale values down so far.

Rent data was not part of this analysis. As a benchmark, a $340,000 condo costs roughly $2,400 to $2,500 a month at 7.03% before common charges and insurance; compare that with a specific rent after adding common charges and allowing for principal paydown and the down payment's forgone return.

Schools

The White Plains City School District serves the city, with White Plains High School as its public high school; Judy Zhou's area guide lists Eastview and Highlands as its middle schools. The district's test results and graduation data are published on the New York State Education Department data site. Commercial ratings vary by method and year, so buyers who weigh schools heavily should read the state report card directly.

Commuting

White Plains station is on Metro-North's Harlem Line, 22.3 miles from Grand Central Terminal. Travel time is about 33 to 51 minutes depending on whether a train runs express or local, and White Plains is the first stop outside New York City on most upper Harlem Line express trains, according to Wikipedia's station entry. The same source describes it as the busiest Metro-North station in Westchester outside Grand Central, citing 2006 ridership data.

White Plains vs. Scarsdale and Westchester County

All figures are Redfin, 12 months ending May 2026, sales-weighted averages of monthly medians, with county data as single months.

Scarsdale, White Plains' neighbor to the south, is also a Harlem Line town, but its sales are mostly single-family (174 of 228 in the latest year), and its houses sell for about 2.7 times the White Plains weighted median and about 47% more per square foot. The typical White Plains house trades close to the county average per square foot and about 8% below the county weighted median, which fits the city's role as a mid-market option within commuting range of the same express trains.

White Plains stands out for apartment volume: 277 of the county's 2,225 condo/co-op sales, about one in eight, at 7% above the county per-square-foot average. Bidding is sharper in Scarsdale (109.2% sale-to-list) than for White Plains houses (105.5%), and both exceed the county. White Plains houses also sold faster than the county average: 19.7 median days versus 26.8.

Strategy for buyers

• House buyers should expect to bid. With about 19 houses for sale on average and a 105.5% sale-to-list ratio, list price is a starting point.
• Mind the $1 million line. On a house priced near $1 million, the 1% mansion tax is a real cost. A final price of $999,999 instead of $1,005,000 saves about $15,000 when the tax is included.
• Condo and co-op buyers have leverage. With 3 months of supply and about 40 days on market, buyers can negotiate on price, closing costs or timing, especially on listings that have sat through a price cut (about 20% of condo/co-op listings had one in a typical month).
• Compare co-ops on total monthly cost. Check the board's down-payment and reserve rules early and review the building's financials.
• Waiting for lower rates has a cost. When rates dipped in early 2026, buyers bid harder while spring new listings stayed about flat (81 houses in March to May 2026 versus 83 a year earlier).

Strategy for sellers

• House sellers are in a supply-constrained market. Fewer than 1 in 6 listings needed a price drop in the latest year, and median days on market ran about 20.
• Price precisely around $1 million. A list price of $1,025,000 puts the buyer's effective cost above $1,035,000 with the mansion tax; a list price just under the threshold may draw more buyers.
• Condo and co-op sellers face competition, including new rental buildings. Condition, realistic pricing and clear records of charges and building finances shorten time on market.

Outlook for the next 6 to 12 months

The single-family market is likely to stay tight unless supply changes. Competition barely moved when rates went from 6% to 7% and back, and the limit on sales has been the number of houses listed. With rates above 7%, fewer owners may give up lower-rate mortgages, which would keep inventory low and support prices per square foot while possibly reducing sales.

The condo and co-op market is more rate-sensitive. Its gains in 2025 to 2026 coincided with rates falling from 7% toward 6%, and it has more inventory to absorb. A sustained rate above 7% would likely slow the recent increase in over-list sales and could lengthen days on market.

What would change this view:

• Rates falling back toward 6% would likely lift condo demand first, as happened in early 2026.
• A rise in single-family listings, for example from estate sales or relocations, would ease competition for houses. Watch whether inventory climbs back above the mid-20s that were common in 2023 and 2024.
• Delivery of new downtown rental buildings could hold back resale condo prices if lease-up concessions become widespread.

FAQ

What is the median home price in White Plains?

It depends on property type. In the 12 months to May 2026, Redfin data put single-family houses at about $960,000 (sales-weighted average of monthly medians) and condos and co-ops at about $340,000. Houlihan Lawrence reported a 2025 single-family median of $950,500 for the White Plains School District.

Why did Redfin show White Plains prices falling 41%?

The May 2026 figure compares one month of sales with another. Only 24 homes closed that month, and the mix shifted toward condos and co-ops. Measured by type, prices per square foot rose over the past year.

How long is the train commute to Manhattan?

White Plains is an express stop on the Harlem Line, 22.3 miles from Grand Central. Trains take about 33 to 51 minutes depending on express or local service.

Are co-ops a good entry point?

Co-ops usually have the lowest prices in the city, but maintenance, board approval and down-payment rules change the math. Compare total monthly cost.

Sources

• Redfin Data Center (White Plains city series, White Plains ZIP series, Scarsdale city series, Westchester County series; data through May 2026)
• Freddie Mac Primary Mortgage Market Survey
• Houlihan Lawrence, White Plains School District market report
• Westfair Online, "Houlihan Lawrence reports a strong real estate market in 2025"
• Wikipedia, White Plains station
• New York State Department of Taxation and Finance, real estate transfer tax
• New York State Department of Taxation and Finance, STAR program
• New York State Education Department data site
• Judy Zhou, White Plains area guide