White Plains, NY — Momentum Score, Home Values & Best-For

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Westchester County · New York-Newark-Jersey City · population 62,561

White Plains, NY
Image: Wikipedia · White Plains, New York
OverviewCost of livingMoving guide
View watchlist →
72
Rising
Momentum score · 0–100

Where White Plains stands

At or near all-time high. home values up 4.3% in the last year.

Median home $773,765
1-year +4.3%
5-yr CAGR +5.2%
vs 5-yr peak +0.0%
Population +1.2%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$774k$465k$578k$692k$805k201620182020202220242026

Lifestyle scores

🚶
Walkability
40/100
Car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
70/100
Strong remote-work fit
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$3,180/mo$0$1,685$3,370202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent12912280100120202220242026

Rent vs buy

Price-to-rent ratio: 20.3
Lean rent

At a 20.3 price-to-rent ratio, the math is starting to lean toward renting in White Plains. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
71 · w22%
Home 5-yr CAGR
66 · w22%
Distance from peak
90 · w18%
Population growth
69 · w16%
Rent YoY
73 · w12%
Home 10-yr CAGR
57 · w10%
Long thesis

White Plains has held up across the cycle: home values at $773,765 with +5.2% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

White Plains's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About White Plains

White Plains is a city in Westchester County, New York, with an estimated population of 62,561. It anchors the New York-Newark-Jersey City metro area. The population grew 1.2% annually from 2020 to 2024, a moderate gain. The median home value in White Plains is $773,765 as of 2026-04, up 4.3% over the last 12 months. Over the last five years, home values have averaged +5.2% annual growth, with prices at or near the 5-year peak. Rents in White Plains average $3,180 per month, up 4.2% year-over-year. The composite momentum score is 72 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +5.2% annualized over 5 years, outpacing US inflation.
●Quiet strength: +4.3% over the trailing year — not a melt-up, but the market is bid.
●Net positive migration: population up 1.2% per year — demand fundamentals are intact.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About White Plains (Wikipedia)

White Plains is a city in and the county seat of Westchester County, New York, United States. It is an inner suburb of New York City, and a commercial hub of Westchester County, a densely populated suburban county that is home to about one million people. White Plains is located in south-central Westchester County. Its downtown is 25 miles (40 km) north of Midtown Manhattan.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorJustin C. Brasch
NicknameThe Birthplace of New York State
Mottolangx

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Westchester County right now.

NWS active alerts (NY)New York Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Westchester County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of White Plains

1 tracked · ranked by median home value
1Fairview$646,138+6.7%

Cities like White Plains

Lynbrook, NY70 · RisingFreeport, NY69 · RisingLong Beach, NY70 · RisingAlbany, NY72 · Rising

Run the numbers for White Plains

ToolCan I afford White Plains?Income → city shortlistToolROI on a White Plains rentalCap rate, cash-on-cash, DSCRToolCompare White Plains to anywhereSide-by-side up to 3 citiesToolWhite Plains cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
33° / 19°
avg high / low
Summer (Jul)
82° / 63°
avg high / low
Sunny days/yr
183
~50% of year
Annual precip
41″ rain
60″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Moderate
Tornado
Very low
Wildfire
Very low
Earthquake
Very low
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the New York-Newark-Jersey City area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current White Plains listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
71%
Humid climate
Median household income
$81,400
New York state median
Top industries (state-level)
Finance (NYC)MediaHealthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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