Serving as the county seat and commercial center of Westchester, it combines urban amenities with suburban living.
The lack of appeal for vacation homes indicates the citys identity as primarily residential or business-oriented rather than leisure-focused.
The absence of a nautical lifestyle highlights the citys inland and metropolitan character.
Home Stratosphere
Prices have consistently increased annually since 2013, accelerating notably in 2021 with a nearly 5% surge.
The consistent upward trend indicates potential ongoing value growth for homeowners and investors.
Homeownership
Buyers will find a mix of housing types.
This means newcomers have options ranging from suburban-style houses with yards to modern downtown condos with amenities.
Due to the high property values, property taxes are also significant.
Prospective homebuyers should be prepared for high upfront costs and competition.
Its common for well-priced homes in White Plains to receive multiple offers.
Working with a knowledgeable real estate agent and getting pre-approved for a mortgage is important.
Renting
Renting in White Plains is expensive relative to most U.S. cities.
Many residents rent apartments or homes, and nearly half of the citys households are renter-occupied.
The average rent for an apartment (across all sizes) is roughly $2,400$3,000 per month.
One-bedroom apartments typically rent for around $2,800 per month on average.
For a larger space, a standard two-bedroom apartment averages about $3,600 per month.
Renters usually pay for their own utilities on top of the base rent.
However, rent is still less than in Manhattan for a comparable unit.
Overall expenses are about 50% higher than the national average.
This is largely driven by housing costs.
The median house price is around $650,000, nearly double the U.S. median.
Renting is also costly.
A typical two-bedroom apartment rents for about $2,270 per month, which is far above the national average.
Other everyday expenses like groceries, healthcare, and transportation are somewhat above average as well.
High incomes in the area help offset the costs, but newcomers should budget carefully for housing and taxes.
Crime and Safety
White Plains is a generally safe city with moderate crime rates for the region.
In 2022, there were about 139 serious crimes per 10,000 residents.
This rate includes major offenses like burglary, theft, assault, and robbery.
Violent crime is relatively uncommon in White Plains.
By comparison, these property crime levels are slightly above the national average.
Overall, White Plains ranks safer than many similarly sized cities.
The city has a professional police department and community programs focused on safety.
Public transit is a strong point.
Frequent commuter trains go south to Manhattan; express trains reach Grand Central Terminal in about 35 minutes.
Local trains make more stops and take around 4555 minutes.
Walkability and Driving
The walkability of White Plains depends on the area.
Most suburban residential areas are quieter and may require a car for daily errands.
During rush hour, highways can be congested, but off-peak driving is easy.
The major NYC airports (JFK, LaGuardia, Newark) are 3050 miles away.
Taxes
Taxes in White Plains are notably high, as is common in the New York area.
Residents should be prepared for substantial property taxes and sales taxes.
Property taxes in Westchester County (which includes White Plains) are among the highest in the nation.
Sales tax is also significant.
The sales tax rate in White Plains is 8.375% on most purchases.
Income taxes are collected by New York State.
This means higher earners pay around 9-10% to the state.
Middle-income households often see state income tax rates around 6%7%.
Prospective residents often weigh the excellent services and proximity to NYC against the high taxes.
Education System
White Plains has a well-regarded public education system and access to a variety of schools.
In total, the district enrolls about 7,000+ students across 9 public schools.
Public Schools
The public schools are known for their diversity and range of programs.
Academic performance in White Plains is solid.
The district reports a high school graduation rate above 90%, which is above the national average.
Higher education is also accessible.
Also, Berkeley College and Mercy College have satellite campuses in downtown White Plains for undergraduate and professional programs.
The centerpiece of healthcare in the city is White Plains Hospital, a large community hospital.
In addition to general inpatient care, White Plains Hospital has extensive outpatient centers and clinics.
For specialized medical needs, residents have access to several other top facilities in or near White Plains.
Clinics and urgent care centers are plentiful.
There are urgent care clinics in White Plains for minor illnesses or injuries that are open evenings and weekends.
Local Economy and Job Market
White Plains has a robust local economy with a diverse job market.
During the workday, the population of White Plains triples as commuters come into the city for jobs.
Retail and hospitality is another big employer.
Education and government provide stable employment as well.
The White Plains public school district employs a large number of teachers and staff.
The job market rebounded after 2020 and remains strong in 2025, with diverse opportunities.
White Plains benefits from being in the affluent greater NYC market.
Despite its moderate size, White Plains has the feel of a small city with plenty to do.
Parks and Recreation
There are numerous parks in and around White Plains.
At Silver Lake Preserve, visitors can walk nature trails around a tranquil lake and woods.
The city maintains several neighborhood parks and sports fields as well.
Theres also the White Plains Greenway, a walking and biking path built on a former railway line.
Shopping and Dining
White Plains is known as a shopping destination.
The city boasts three major shopping centers/malls.
In the heart of downtown is the Galleria at White Plains (though currently under redevelopment).
Dining options in White Plains are abundant and diverse.
Many eateries are centered along Mamaroneck Avenue downtown, which becomes a lively strip on evenings and weekends.
Events and Nightlife
White Plains organizes various community events especially in the warmer months.
Theres also a Juneteenth Parade and Festival downtown each year celebrating African American history and culture.
