White Plains is a mid-sized city of about 57,000 residents located in Westchester County, New York, approximately 25 miles north of Manhattan. Serving as the county seat and commercial center of Westchester, it combines urban amenities with suburban living. The city offers direct train access to NYC, substantial shopping and dining options, quality schools, and excellent healthcare facilities. While the cost of living is high—particularly housing and taxes—many residents find the blend of convenience, services, and proximity to New York City worth the premium. White Plains attracts a diverse mix of professionals, families, and empty-nesters seeking an active community with urban perks in a more manageable setting than NYC.

Demographics

College friendliness: 75.32
Family friendliness: 38.03
Young singles appeal: 66.92
Retirement friendliness: 59.26
First-time homebuyer friendliness: 23.60
Vacation home appeal: 0.00

White Plains, NY, shows strong appeal for college students and young singles, reflecting a vibrant social atmosphere and accessibility to educational facilities. However, the town’s significantly lower scores in family friendliness and first-time homebuyer friendliness suggest challenges related to affordability or amenities catering specifically to families and new buyers. The lack of appeal for vacation homes indicates the city’s identity as primarily residential or business-oriented rather than leisure-focused.

Lifestyle

Luxury living: 77.15
Hip & trendy factor: 80.12
Quietness: 31.67
Nautical/boating lifestyle: 0.00
Urban sophistication: 84.70
Walkability: 83.00
Car friendliness: 52.47
Cycling friendliness: 10.43
Vibrancy/liveliness: 74.34
Public transit friendliness: 81.64

The lifestyle in White Plains emphasizes urban sophistication, walkability, and trendy urban living, marking it as a dynamic and stylish place suited to residents valuing convenience, luxury, and city life. High public transit friendliness further complements this urban identity, making it convenient for commuting and reducing dependence on cars. However, the city has lower scores for quietness and cycling friendliness, indicating it may be less suited for those seeking tranquility or cycling-friendly infrastructure. The absence of a nautical lifestyle highlights the city’s inland and metropolitan character.

Real Estate Market

Median home prices over time, White Plains, NY — Home Stratosphere | Zillow Home Values Index

Over the past 15 years, White Plains has experienced steady appreciation in median home prices, overcoming initial declines from 2010 to 2012. Prices have consistently increased annually since 2013, accelerating notably in 2021 with a nearly 5% surge. This suggests robust demand and resilience in the local real estate market, reflecting White Plains’ increasing attractiveness, likely driven by its urban lifestyle, strong amenities, and proximity to New York City. The consistent upward trend indicates potential ongoing value growth for homeowners and investors.

YoY Home Price Changes, White Plains, NY — Home Stratosphere | Zillow Home Values Index

Homeownership

Buyers will find a mix of housing types. In White Plains, there are traditional single-family homes on tree-lined streets, but also many condominiums and co-operative apartments (co-ops) in mid-rise and high-rise buildings, especially near downtown.

About half of all housing units are in multi-unit buildings (such as apartment complexes or condo towers) and about half are single-family homes. This means newcomers have options ranging from suburban-style houses with yards to modern downtown condos with amenities.

The age of homes also varies – some houses are older colonials or Cape Cods, while others are new constructions or recently renovated. Due to the high property values, property taxes are also significant.

Prospective homebuyers should be prepared for high upfront costs and competition. It’s 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.

Despite the high prices, many people choose to buy in White Plains for its convenient location and quality of life. Compared to Manhattan or Brooklyn, you may get more space for the money in White Plains, though at a still-premium price point.

Renting

Renting in White Plains is expensive relative to most U.S. cities. Many residents rent apartments or homes, and nearly half of the city’s 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.

Luxury buildings or new developments can cost even more, while older or smaller units might be closer to the lower $2,000s. For example, some listings show a two-bedroom in White Plains around $2,300–$2,500 if it’s an older building, but newer downtown high-rises often charge $3,000 or more for a two-bedroom.

Single-family homes for rent (or large townhomes) are also available but tend to be pricey – often well over $4,000 or $5,000 a month for a whole house. Renters usually pay for their own utilities on top of the base rent.

Security deposits (often one month’s rent) are required, and landlords may ask for proof of income and good credit due to the competitive market.

It’s worth noting that rent in White Plains is high even compared to New York State averages – about 13% higher than the state’s average rent for a two-bedroom. However, rent is still less than in Manhattan for a comparable unit.

There are a variety of apartment complexes, from older garden-style apartments to modern luxury towers with doormen, gyms, and pools. Some buildings are within walking distance of the train and downtown amenities, which is convenient but can come at a premium price.

Cost of Living

White Plains has a high cost of living compared to most places in the United States. 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. While White Plains is pricey, it is still generally a bit cheaper than living in New York City (roughly 30% lower overall than NYC). 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. It is lower than the New York State average crime rate but a bit higher than the overall Westchester County average.

Violent crime is relatively uncommon in White Plains. The violent crime rate is around 2 incidents per 1,000 people (about a 1 in 625 chance of being a victim), which is lower than many other cities and below the state average for violent crime.

Property crimes (like theft and car break-ins) are more frequent, at about 17 incidents per 1,000 people (a 1 in 59 chance). 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. Residents often say they feel secure in their neighborhoods, especially in well-populated areas and downtown, but as with any city, it’s wise to take basic safety precautions.

Transportation

White Plains offers many transportation options, and it is well-connected to New York City and the surrounding region. Public transit is a strong point.

Train and Bus Service

The Metro-North Railroad’s Harlem Line runs through White Plains, and the White Plains station is one of the busiest in the Metro-North system. 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 45–55 minutes.

In addition to the train, the Bee-Line bus system (Westchester County’s buses) has a hub in downtown White Plains. Numerous bus routes radiate from the White Plains TransCenter, making it possible to get around Westchester County and even to the Bronx without a car.

Walkability and Driving

The walkability of White Plains depends on the area. Downtown White Plains is very walkable, with restaurants, shops, and apartments close together – some parts of downtown have Walk Scores in the 90s (Walker’s Paradise). Overall, the city has an average Walk Score of 63, meaning some errands can be done on foot. Most suburban residential areas are quieter and may require a car for daily errands.

Many residents commute by car, and White Plains is crisscrossed by major roads: Interstate 287 (cross-county expressway) passes through the city, and the Bronx River Parkway and Cross-Westchester Expressway offer routes to NYC, Connecticut, and other parts of Westchester.

During rush hour, highways can be congested, but off-peak driving is easy. The city is about 25 miles north of Midtown Manhattan, and driving to the city typically takes 40 minutes to over an hour depending on traffic.

For air travel, Westchester County Airport is just north of White Plains (about a 10-15 minute drive) and provides convenient flights on several airlines. The major NYC airports (JFK, LaGuardia, Newark) are 30–50 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. The property tax rate in White Plains (combined city, school, and county taxes) is roughly around 2.9% of a home’s assessed value. In practice, the median property tax bill in Westchester is on the order of $15,000 per year, owing to the high home values and tax rates.

Sales tax is also significant. The sales tax rate in White Plains is 8.375% on most purchases. This rate is the combination of New York State’s base 4% sales tax, plus county and metropolitan area surcharges.

Income taxes are collected by New York State. There is no separate city income tax in White Plains (unlike NYC or Yonkers, which do have local income taxes). New York State income tax is progressive: there are nine tax brackets ranging from 4% to 10.9% of income. This means higher earners pay around 9-10% to the state. Middle-income households often see state income tax rates around 6%–7%.

Overall, the tax burden in White Plains is high, but it goes toward maintaining the public services, schools, and infrastructure. 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. The White Plains City School District serves the city’s children with several neighborhood elementary schools, two middle school campuses, and one main high school (plus an alternative high school program). 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. For example, the district runs dual-language (bilingual) programs in three elementary schools, where students can learn in both English and Spanish. At the high school level (White Plains High School), students have access to 24 Advanced Placement (AP) courses and many electives.

The high school also offers a broad selection of extracurricular activities, clubs, and sports teams (over 50 athletic teams). Academic performance in White Plains is solid. The district reports a high school graduation rate above 90%, which is above the national average.

According to school rating organizations, White Plains Public Schools get good marks – for instance, the district earned an “A” overall rating from Niche in recent evaluations.

Private Schools and Higher Education

Besides public schools, there are private and parochial schools in and around White Plains. Families can choose from options like Archbishop Stepinac High School (a private all-boys Catholic high school in White Plains), German International School New York (in nearby White Plains area), and various other religious or independent schools in Westchester.

Higher education is also accessible. While White Plains doesn’t have a large university within the city limits, it does host a branch of Pace University (the Elisabeth Haub School of Law at Pace University is located in White Plains). Also, Berkeley College and Mercy College have satellite campuses in downtown White Plains for undergraduate and professional programs.

Just outside the city, there are several colleges: Manhattanville College and SUNY Purchase are a short drive away (both in Purchase, NY), and Westchester Community College is within commuting distance for those seeking community college courses.

Healthcare Access

White Plains is a major healthcare hub in Westchester County, with excellent medical facilities and a wide range of healthcare services available to residents.

The centerpiece of healthcare in the city is White Plains Hospital, a large community hospital. White Plains Hospital is a 292-bed not-for-profit hospital that offers emergency care, surgery, maternity care, and many specialized services. It has modern facilities and has been recognized for high-quality care (including a 5-star rating from Medicare in recent years).

The hospital is part of the Montefiore Health System, serving as the network’s regional hub for advanced care in the Hudson Valley. 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. The city is home to Burke Rehabilitation Hospital, a renowned rehab hospital for physical therapy and brain/spinal injury rehabilitation (Burke is in the White Plains area and affiliated with Montefiore).

Also located in White Plains is the NewYork-Presbyterian Westchester Division, a large psychiatric hospital/campus that specializes in mental health care. Just 5 miles north of White Plains is the Westchester Medical Center in Valhalla, which is a Level 1 trauma center and teaching hospital.

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. For seniors, White Plains has a number of nursing homes, assisted living facilities, and at-home care agencies serving the area.

Emergency medical services are strong – besides the White Plains Hospital ER, ambulance services (EMS) are on call and the city’s ambulances can reach most neighborhoods quickly.

Local Economy and Job Market

White Plains has a robust local economy with a diverse job market. The city is often called the “commercial hub” of Westchester County, because many companies and industries are based here. During the workday, the population of White Plains triples as commuters come into the city for jobs.

Key Industries and Employers

White Plains NY Corporate Headquarters — Shutterstock

Corporate offices and regional headquarters are a significant part of the economy. For example, Heineken USA (the American headquarters of the beer company) is located in downtown White Plains. Another big company with its U.S. headquarters in the city is Danone North America, the large dairy and food company (known for brands like Dannon yogurt). The New York Power Authority (NYPA), a state-owned electric utility, also has its main administrative offices in White Plains.

Besides these, there are many white-collar jobs in fields like law, finance, and insurance – for instance, the city has numerous law firms (the county courthouse is here, driving demand for legal services) and financial companies.

Retail and hospitality is another big employer. With three major malls and a busy downtown shopping district, White Plains has the county’s largest concentration of retail activity. The healthcare sector is also significant with White Plains Hospital itself being one of the largest employers in the city.

Education and government provide stable employment as well. The White Plains public school district employs a large number of teachers and staff. The city government and the Westchester County government (headquartered in White Plains) offer jobs in public administration, public safety, and services.

Employment Outlook

According to data in recent years, White Plains has had a low unemployment rate, often lower than state and national averages. In fact, at one point the city recorded the lowest unemployment rate in the region, around 3.8% (this was pre-pandemic; in the strong economy of 2019–2023, the unemployment in White Plains has generally stayed in the 3–4% range).

The job market rebounded after 2020 and remains strong in 2025, with diverse opportunities. Many residents both live and work in White Plains, but a significant number commute to New York City jobs. Conversely, a lot of people commute into White Plains daily for work from elsewhere in Westchester, the Bronx, or Connecticut.

Westchester County’s median household income is high (White Plains’ median household income is over $100,000), indicating many well-paying jobs. White Plains benefits from being in the affluent greater NYC market.

Amenities and Entertainment

One reason people are drawn to White Plains is the rich array of amenities and entertainment options the city provides. 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. On the south side of the city, Saxon Woods Park offers a large green space with hiking trails, playgrounds, and even a public swimming pool and splash pad. 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. There’s also the White Plains Greenway, a walking and biking path built on a former railway line. Golf enthusiasts can enjoy the public Maple Moor Golf Course, an 18-hole county golf course located in White Plains.

Shopping and Dining

White Plains is known as a shopping destination. The city boasts three major shopping centers/malls. The most upscale is The Westchester, an elegant indoor mall with high-end stores (like Nordstrom, Neiman Marcus, Louis Vuitton, and other luxury brands) along with dining options.

In the heart of downtown is the Galleria at White Plains (though currently under redevelopment). Also downtown is City Center, which is a complex including shops, a movie theater, a supermarket, and restaurants.

Dining options in White Plains are abundant and diverse. Dozens of restaurants cater to nearly every taste – Italian trattorias, Japanese sushi bars, Indian and Latin American restaurants, steakhouses, vegan cafes, and more. Many eateries are centered along Mamaroneck Avenue downtown, which becomes a lively strip on evenings and weekends.

Arts and Culture

For cultural entertainment, White Plains offers the White Plains Performing Arts Center (WPPAC). This is a 400-seat theater in City Center that hosts plays, musicals, comedy shows, and concerts throughout the year.

The city library (White Plains Public Library) is a modern facility that not only lends books but also holds community events, author talks, and children’s programs. White Plains also has art galleries and studios, including those at the ArtsWestchester building (in a historic bank building downtown), which frequently has art exhibits and arts workshops.

Events and Nightlife

White Plains organizes various community events especially in the warmer months. In summer, there are often free outdoor concerts at parks or on city streets, and “Alive at Five” music events. The city holds an Annual Independence Day fireworks show, usually at the White Plains High School fields, which draws big crowds in early July.

There’s also a Juneteenth Parade and Festival downtown each year celebrating African American history and culture. The weekly Farmers’ Market runs on downtown streets from spring through fall, where you can buy fresh produce, baked goods, and crafts from local vendors.

For nightlife, White Plains has a mix of bars, lounges, and a few nightclubs that attract a young professional crowd from around the county. Mamaroneck Avenue is the center of nightlife, with spots offering live music, DJs, trivia nights, and dancing on weekends.

What’s It Like Living in White Plains, NY?

Demographics

Lifestyle