What Is a Flip Tax? A Guide for Westchester Co-op Buyers and Sellers

If you are buying or selling a co-op in Westchester County, you may come across a closing expense with an unusual name: the flip tax.

Despite the name, a flip tax generally has nothing to do with buying a property, renovating it and quickly reselling it for a profit. In the co-op world, the term commonly refers to a transfer fee charged by the cooperative corporation when ownership of the co-op shares changes hands.

For buyers and sellers in Westchester communities with cooperative housing, understanding whether a particular building has a flip tax can be an important part of estimating the total cost of a transaction.

What Is a Co-op Flip Tax?

A flip tax is a fee that may be imposed by a cooperative corporation when the shares associated with an apartment are transferred from one owner to another.

When you purchase a co-op, you generally are not purchasing the apartment itself as real property in the same way you purchase a condominium. Instead, you purchase shares in the cooperative corporation allocated to a particular apartment and receive a proprietary lease giving you the right to occupy that apartment.

If you're new to cooperative ownership, start with my New York Co-op Buying Made Simple guide. It explains co-op ownership, important documents, financial preparation and the board-approval process.

Who Pays the Flip Tax?

The seller commonly pays the flip tax in many co-op transactions, but that should never simply be assumed.

Responsibility for the fee depends on the requirements of the particular cooperative and the terms of the transaction. The contract should clearly address which party is responsible for the fee.

Buyers and sellers should have their respective New York real estate attorneys review the contractual and legal obligations associated with the transaction.

How Is a Co-op Flip Tax Calculated?

There is no universal flip-tax formula that applies to every New York or Westchester cooperative.

A cooperative might calculate its transfer fee using:

• A percentage of the sale price
• An amount based on the number of shares allocated to the apartment
• A flat transfer fee
• Another formula established by the cooperative

Because the calculation can vary substantially from one building to another, buyers and sellers should confirm the actual requirements for the specific cooperative involved.

A Simple Flip Tax Example

Suppose a co-op sells for $400,000 and the cooperative's transfer fee is calculated as 2% of the sale price.

$400,000 × 2% = $8,000

In this hypothetical example, the flip tax would be $8,000. If the seller is responsible for the fee, it needs to be considered when estimating the seller's closing expenses and potential net proceeds.

This is only an example. Actual transfer fees and calculation methods vary by cooperative.

Why Do Co-ops Charge Flip Taxes?

A flip tax can provide additional revenue to the cooperative corporation when apartments change hands.

Depending on the cooperative, those funds may help support:

• Building maintenance
• Capital improvements
• Reserve funds
• Building operations

Why Sellers Should Know About the Flip Tax Before Listing

For a co-op seller, a flip tax can affect the amount of money ultimately received from the sale.

The flip tax is not the only potential expense. Attorney fees, brokerage compensation, applicable governmental transfer taxes, building fees and other closing expenses may also affect a seller's net proceeds.

A cooperative flip tax should not be confused with governmental real estate transfer taxes. They are different potential transaction expenses.

For additional calculators, mortgage information, home-value resources and Westchester market information, visit my Westchester Real Estate Money Center.

Why Buyers Should Understand the Flip Tax

Even when the seller is expected to pay the flip tax, buyers should understand the building's transfer policies and overall financial structure.

Buying a co-op means evaluating more than the apartment. Buyers should also consider the cooperative corporation, financial statements, maintenance, assessments, building rules, financing requirements and board procedures.

I've put these topics together in my Complete Guide to Buying or Selling a Co-op in Westchester County.

Where Do You Find the Flip Tax?

The applicable transfer fee should be confirmed from the documents and information governing the particular cooperative and transaction rather than relying on assumptions or what another building charges.

Your attorney can review the appropriate documents and advise you about the legal obligations associated with the transaction.

As a real estate agent, I can help buyers and sellers identify questions that should be asked early in the process and help coordinate information among the parties, attorneys, lender, managing agent and other professionals involved in the transaction.

See Examples of Westchester Co-op Properties

Cooperative buildings and apartments can vary tremendously throughout Westchester County. Here are two short videos showing examples of co-op properties connected with my real estate work:

• Watch this Westchester co-op video
• See another Westchester co-op property

Frequently Asked Questions About Co-op Flip Taxes

Is a flip tax actually a tax?

Despite its common name, a co-op flip tax generally refers to a transfer fee imposed by the cooperative corporation rather than a governmental tax. It should not be confused with state or local real estate transfer taxes.

Does every Westchester co-op have a flip tax?

No. Co-op policies vary by building. Buyers and sellers should confirm whether a particular cooperative charges a transfer fee and how it is calculated.

Does the seller always pay the flip tax?

No. Sellers commonly pay the fee in many transactions, but responsibility should be confirmed based on the cooperative's requirements and the contract of sale.

How much is a co-op flip tax?

There is no standard amount. A cooperative may use a percentage of the sale price, a share-based calculation, a flat fee or another formula.

Can a flip tax affect a seller's net proceeds?

Yes. If the seller is responsible for the fee, it becomes one of the expenses that should be considered when estimating net proceeds.

When should I find out whether a co-op has a flip tax?

As early as possible. Sellers should understand relevant building fees when preparing to list, while buyers should understand the financial requirements of the cooperative during their due diligence.

Is a flip tax the same as the New York State transfer tax?

No. A cooperative's flip tax or transfer fee is separate from governmental transfer taxes that may also apply to a transaction.

Thinking About Buying or Selling a Westchester Co-op?

Co-op transactions have important differences from purchasing or selling a single-family home or condominium. Board requirements, financial standards, building rules, maintenance charges and transfer fees can all become part of the process.

If you're considering buying or selling a co-op in Westchester County, I can help you understand the real estate process, research available properties or prepare your co-op for the market.

Contact Thomas Roberts | RealtorTom

To contact Thomas Roberts, please click the link below to view his digital business card.

View Thomas Roberts' Digital Business Card

This article is provided for general educational and informational purposes and is not legal, tax or financial advice. Co-op rules, fees and transaction requirements vary. Buyers and sellers should consult their New York real estate attorney and other appropriate licensed professionals regarding their specific transaction.

Katonah-Lewisboro Real Estate Market Update: August 2026

Single-family homes, condominiums, co-ops and multifamily properties

A few weeks ago, I traveled from northern Westchester into New York City on the weekend. I found plenty of parking at the station lot, the parking was free during my visit, and the train provided an easy way to get into the city without driving all the way into Manhattan.

That was my experience on one particular weekend, so travelers should always check current train schedules, parking signs and payment requirements. Still, the trip was a useful reminder that living in the Katonah-Lewisboro area can combine northern Westchester’s residential setting with access to New York City.

For additional local context, compare these figures with my earlier Katonah-Lewisboro real estate market update.

The August 2026 real estate reports show why each property type needs to be examined separately. Single-family homes accounted for nearly all the month’s sales. Two condominiums sold, while there were no co-op or multifamily closings. The co-op report showed no inventory at all, while the multifamily report showed one property in inventory but no completed sale.

Katonah-Lewisboro Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	15	$950,000	29	36	2.57
Condominium	2	$732,600	15	6	4.00
Co-op	0	No August sales	Not available	0	Not available
Multifamily	0	No August sales	Not available	1	12.00

Source: William Raveis Local Housing Data for the Katonah-Lewisboro School District, August 2026. Year-over-year comparisons are with August 2025. School-district boundaries do not necessarily match municipal or postal boundaries. Buyers should verify the school district for any specific address. Median prices summarize the properties sold during the month and are not valuations of individual properties.

Single-Family Homes: Fewer Sales and Lower Inventory

The single-family report recorded 15 sales, down 46.4% from August 2025. Inventory also declined, falling 16.3% to 36 homes. Months of supply stood at 2.57, down 4.8% year over year.

• $950,000 median sale price, down 16.8% year over year
• 29 median days on market, down 6.5%
• $453 median sale price per square foot, up 1.7%
• 100% sold within 90 days
• 87% sold for more than 95% of list price

The median sale price declined while the median price per square foot increased slightly. Those results are not necessarily contradictory. The mix of properties sold—including location, acreage, house size, condition and price range—can influence the median in a given month.

Fifteen sales are enough to provide useful context, but they do not mean that every home in Katonah, Goldens Bridge, Cross River, South Salem, Waccabuc or another part of the school district changed in value by the same percentage. Northern Westchester properties can differ substantially in lot size, utilities, road access, age and condition.

Katonah-Lewisboro Condos: Two Sales Require Caution

Two condominiums sold in August, unchanged from August 2025. The reported median sale price was $732,600, up 33.2%, and the median price per square foot rose 30.1% to $430.

• 15 median days on market, down 28.6%
• 6 units in inventory, down 14.3%
• 4.00 months of supply, up 4.8%
• Both sales closed within 90 days and for more than 95% of list price

With only two transactions, the price and market-time statistics reflect a very small sample. The types of units sold can move the median substantially. Condo buyers and sellers should compare location, development, size, condition, parking, amenities, common charges and taxes.

If you are interested in a condominium in the Katonah-Lewisboro area, I can check which properties are currently available and arrange showings for suitable active listings. Current status should always be confirmed because inventory can change after the reporting date.

Co-ops: No Sales and No Inventory Reported

The August report showed no co-op sales and no co-op inventory in the Katonah-Lewisboro School District. It also showed no activity in August 2025. With no transactions or listings in the dataset, there is no median price, price per square foot, market time or months-of-supply figure to analyze.

The 0% fields for sales within 90 days and sales above 95% of list price should not be interpreted as poor performance. There were no completed transactions to measure. In a property category this small, a future listing or closing could change the monthly report immediately.

If a co-op is part of your search, I can check current availability within the district and nearby northern Westchester communities. If a suitable property becomes available, we can review its monthly maintenance, building finances, financing requirements and board process before scheduling the next steps.

Multifamily Homes: One Property in Inventory but No Sale

No multifamily property closed during August 2026, and none had closed in August 2025. Therefore, there is no August median sale price, price per square foot or median market time to report.

• 0 sales
• 1 property in inventory, unchanged from August 2025
• 12.00 months of supply

The 12-month supply figure is based on extremely limited activity and should not be interpreted like a larger market segment. With one available property and no August closings, a single listing or sale can alter the calculation significantly.

If you are considering a multifamily property, I can confirm whether the reported listing remains active and arrange a showing if it fits your needs. Multifamily buyers should evaluate unit count, rents, expenses, leases, legal use, taxes, utilities, septic or well considerations, condition and anticipated capital improvements.

What the August Market Means for Buyers

Single-family buyers had more selection than buyers in the smaller property categories, but 36 available homes across the school district still represents a limited pool. Condo buyers should recognize that the reported price changes came from only two sales. Co-op and multifamily buyers may need patience and a current listing search because those categories had little or no August activity.

• Obtain a current mortgage pre-approval or prepare proof of funds.
• Verify the school district and municipal jurisdiction for each address.
• Review wells, septic systems, oil tanks, wetlands and private-road arrangements when applicable.
• Understand the complete monthly cost, including taxes, insurance and association charges.
• Review recent comparable sales before determining an offer strategy.

What the August Market Means for Sellers

Single-family sellers should not apply the 16.8% change in median price directly to their own homes. A focused analysis should consider recent comparable sales, active competition, acreage, condition, updates, layout, utilities, taxes and the specific location within the district.

Owners of condos, co-ops or multifamily properties need a longer view than one monthly report because transaction volume is small. Reviewing sales over a broader period and examining current competition will usually provide a more meaningful pricing foundation.

Thinking About Buying or Selling in Katonah-Lewisboro?

School-district statistics provide useful context, but your decision should be based on the market segment and property characteristics that match your situation. I would be glad to prepare a focused analysis, check current listings and arrange showings for available single-family homes, condominiums, co-ops or multifamily properties.

Helpful Real Estate Resources

• Planning a commute? Review my guide to Metro-North train stations.
• Considering a sale? Begin with a Raveis home-value estimate, then contact me for a property-specific market analysis. An online estimate is a starting point, not an appraisal.

Thomas Roberts
NYS Licensed Real Estate Salesperson
William Raveis Real Estate, Rye
Email: Thomas.Roberts@raveis.com

Thomas Roberts Digital Business Card

This market update is for general informational purposes only. Real estate conditions, train schedules, parking rules and listing availability can change. Equal Housing Opportunity.

Frequently Asked Questions About the Katonah-Lewisboro Real Estate Market

What was the median single-family home price in August 2026?

The median sale price in the Katonah-Lewisboro School District was $950,000, down 16.8% compared with August 2025. The mix of homes sold can affect the monthly median.

How many single-family homes sold?

There were 15 reported single-family sales, with 36 homes in inventory and 2.57 months of supply.

What was the median condo price?

The reported median was $732,600, but only two condos sold. That small sample should not be treated as a broad valuation trend.

Did any co-ops sell?

No. The report showed no co-op sales and no co-op inventory during August 2026.

Did any multifamily properties sell?

No multifamily properties closed during the month. The report showed one property in inventory, subject to confirmation of its current listing status.

Can these figures determine what my property is worth?

No. Monthly figures summarize groups of transactions and are not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.

Thomas Roberts | RealtorTom
Licensed New York Real Estate Salesperson
William Raveis Real Estate – Rye, NY

View My Digital Business Card

Rye Real Estate Market Update: August 2026

Single-family homes, condominiums, co-ops and multifamily properties

One of the things I enjoy about working in Rye is how easy it is to experience downtown as part of an ordinary day. I can have breakfast at The Granola Bar on Purchase Street and then walk down the street to the William Raveis Real Estate office at 78 Purchase Street.

That walk passes local businesses and the everyday activity that gives downtown Rye its character. It is a personal observation, not a housing statistic, but it is a reminder that real estate is connected to how people experience a community—its streets, shops, services, transportation and neighborhoods.

The August 2026 reports provide the data behind the local housing picture. Single-family sales increased substantially even as available inventory fell. One co-op sold, while no condominiums or multifamily properties closed during the month. A zero-sales month does not establish a value trend; it means there were no closed transactions from which to calculate an August median sale price.

Rye Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	19	$3,106,000	12	10	1.35
Condominium	0	No August sales	Not available	6	6.55
Co-op	1	$725,000	9	4	1.71
Multifamily	0	No August sales	Not available	1	4.00

Source: William Raveis Local Housing Data for the Rye City School District, August 2026. Year-over-year comparisons are with August 2025. School-district market boundaries do not necessarily match municipal or postal boundaries. Median prices summarize the properties sold during the month and are not valuations of individual properties.

Rye Single-Family Homes: More Sales, Much Less Inventory

The single-family market recorded 19 sales, up 58.3% from August 2025. At the same time, inventory fell to only 10 homes, down 66.7% year over year. Months of supply declined 60.3% to 1.35 months.

• $3,106,000 median sale price, down 11.5% year over year
• 12 median days on market, up 50%
• $872 median sale price per square foot, up 7.7%
• 100% sold within 90 days
• 95% sold for more than 95% of list price

The combination of more closed sales and sharply lower inventory points to a competitive single-family segment. Although median days on market increased from the prior year, 12 days is still a short marketing period, and every reported sale closed within 90 days of listing.

The median sale price declined while the median price per square foot increased. Those two results are not necessarily contradictory. The mix of homes sold—including their size, location, condition and price range—can change the citywide median. The figures do not mean every Rye home lost 11.5% of its value or gained 7.7% on a per-square-foot basis.

Rye Condos: No August Closings, but Six Units in Inventory

No condominium sales closed in the Rye City School District during August 2026. As a result, there was no August median sale price, price per square foot or median market time to report. The 0% figures shown for sales within 90 days and sales above 95% of list price should not be interpreted as poor performance; there were no closed sales to measure.

• 0 sales, compared with 2 in August 2025
• 6 units in inventory, up 50%
• 6.55 months of supply, up 254.5%

A zero-sales month does not tell us that Rye condos have no demand or establish a new price direction. Condo transactions occur in small numbers, and the timing of a single closing can change a monthly report substantially.

If you are interested in a Rye condominium, I can check which units are currently active, explain the building-specific considerations and arrange showings of properties that match your needs. Listing status can change after the reporting date, so current availability should always be confirmed.

Rye Co-ops: One Sale Means One Property Set the Median

Only one co-op sold during August. That transaction produced a reported median sale price of $725,000, up 48% from August 2025, and a median price per square foot of $630, up 35.4%.

• 1 sale, down 83.3% year over year
• 9 days on market, down 62.5%
• 4 units in inventory, down 42.9%
• 1.71 months of supply, down 34.7%
• The sale closed within 90 days and for more than 95% of list price

Because there was only one sale, the median price, price per square foot, market time and percentage measures all reflect that single transaction. They should not be treated as proof that every Rye co-op increased in value by the same percentage.

Co-op buyers should evaluate monthly maintenance, included expenses, building finances, financing policies and board requirements. Buyers should review the complete financial and legal package with their attorney and lender, while sellers should assemble building documents early to reduce avoidable delays.

If a co-op is part of your plans, start with my complete guide to buying or selling a co-op in Westchester, then use the New York co-op buying guide for important rights, documents and board-preparation details.

Rye Multifamily Homes: No August Closings

No multifamily properties closed during August 2026. Therefore, there was no August median sale price, price per square foot or median market time. One multifamily sale had closed in August 2025, but comparing that one prior transaction with a zero-sale month would not establish a reliable price trend.

• 0 sales, compared with 1 in August 2025
• 1 property in inventory, unchanged year over year
• 4.00 months of supply, up 66.7%

If you are considering a Rye multifamily property, I can confirm what is currently available and arrange a showing when an active property fits your search. Multifamily listings require property-specific analysis of unit count, rents, expenses, leases, legal use, taxes, condition and anticipated capital improvements.

What the August Market Means for Rye Buyers

Single-family buyers faced only 1.35 months of supply, which calls for preparation and timely decision-making. Buyers interested in condos, co-ops or multifamily homes should not assume that a low number of monthly closings means there are no opportunities. In smaller market segments, available inventory and transaction timing can change quickly.

• Obtain a current mortgage pre-approval or prepare proof of funds.
• Understand the complete monthly cost, including taxes, insurance and applicable common charges or maintenance.
• Review recent comparable sales before determining an offer strategy.
• Study building finances and rules when purchasing a condo or co-op.
• Evaluate leases, income, expenses and legal use when considering a multifamily property.

What the August Market Means for Rye Sellers

Rye single-family sellers faced very little competing inventory in August, but low supply does not guarantee a particular sale price. Accurate pricing, preparation, photography and marketing remain essential.

For condo, co-op and multifamily owners, one quiet month should not be used by itself to determine value. A focused analysis should consider recent comparable sales over a longer period, current competition, location, condition, building expenses, parking and other property-specific features.

Interested in Buying or Selling in Rye?

Rye City School District statistics provide useful context, but your decision should be based on the market segment that matches your property or search. I would be glad to prepare a focused analysis, check current listings and arrange showings for available single-family homes, condominiums, co-ops or multifamily properties.

Helpful Real Estate Resources

• Planning a commute? Review my guide to Metro-North train stations.
• Considering a sale? Begin with a Raveis home-value estimate, then contact me for a property-specific market analysis. An online estimate is a starting point, not an appraisal.

Thomas Roberts | RealtorTom
Licensed New York Real Estate Salesperson
William Raveis Real Estate – Rye, NY

View My Digital Business Card

This market update is for general informational purposes only. Real estate conditions and listing availability can change and may vary by neighborhood, building, price range and property condition. Equal Housing Opportunity.

Frequently Asked Questions About the Rye Real Estate Market

What was the median price of a Rye single-family home in August 2026?

The median single-family sale price in the Rye City School District was $3,106,000, down 11.5% compared with August 2025. The mix of homes sold can affect the monthly median.

How limited was Rye single-family inventory?

The report showed 10 single-family homes in inventory and 1.35 months of supply. Inventory was down 66.7% year over year.

Did any Rye condos sell in August 2026?

No condominium sales closed during the month. The report showed six units in inventory, but current listing availability should be confirmed before scheduling a showing.

What was the median Rye co-op price?

The reported median was $725,000, but only one co-op sold. That one transaction should not be treated as a broad market trend.

Did any Rye multifamily properties sell in August 2026?

No multifamily sales closed during the month. The report showed one property in inventory, subject to confirmation of its current listing status.

Can these figures determine what my Rye property is worth?

No. Monthly figures summarize a group of transactions and are not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.

Mamaroneck Real Estate Market Update: August 2026

Single-family homes, condominiums, co-ops and multifamily properties

One of the pleasures of spending time in Mamaroneck is being able to walk around Mamaroneck Harbor and then head up Mamaroneck Avenue to Sal’s Pizza, just up the street. That short walk connects two familiar parts of the community: the waterfront and an active downtown filled with local businesses.

That personal experience is not a housing statistic, but it helps explain why local real estate cannot be understood only through numbers. Mamaroneck offers waterfront activity, neighborhood streets, local restaurants, shopping and transportation within a compact area. The August 2026 market reports add the data needed to understand how buyers and sellers were responding across different property types.

For another nearby outdoor destination, explore my article about Flint Park in Larchmont.

The most striking result was the shortage of single-family homes. Inventory fell 59% from one year earlier, leaving less than one month of supply. Condos and co-ops also recorded relatively small numbers of sales, while only two multifamily properties closed. Those sample sizes make it important to examine each segment separately and avoid applying one monthly median to every property.

Mamaroneck Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	35	$2,326,018	17	16	0.93
Condominium	5	$645,000	56	8	2.46
Co-op	6	$309,500	28	13	2.05
Multifamily	2	$1,082,500	14	7	9.33

Source: William Raveis Local Housing Data for the Mamaroneck School District, August 2026. Year-over-year comparisons are with August 2025. School-district market boundaries do not necessarily match municipal or postal boundaries. Median prices summarize the properties sold during the month and are not valuations of individual properties.

Single-Family Homes: Less Than One Month of Supply

The single-family report showed an exceptionally limited supply of available homes. Inventory fell to 16 homes, down 59% from August 2025. That represented only 0.93 months of supply, a year-over-year decline of 60.4%.

• 35 sales, up 20.7% year over year
• $2,326,018 median sale price, up 12.8%
• 17 median days on market, down 10.5%
• $786 median sale price per square foot, up 7.5%
• 97% sold within 90 days
• 94% sold for more than 95% of list price

Less than one month of supply indicates that buyers had very few choices relative to the recent pace of sales. The combination of higher sales, a shorter median marketing time and sharply lower inventory is consistent with a competitive single-family segment during August.

The $2,326,018 median should still be interpreted carefully. The particular mix of homes sold during a month—including their size, location, condition and price range—can move the median. It does not mean every home in the Mamaroneck School District gained 12.8% in value.

Mamaroneck Condos: More Supply and Longer Market Time

Five condominiums sold in August, up 25% from August 2025. The median sale price was $645,000, down 13.7%, while the median price per square foot increased 1% to $633.

• 8 units in inventory, up 33.3%
• 2.46 months of supply, up 53.8%
• 56 median days on market, up 143.5%
• 80% sold within 90 days
• 100% sold for more than 95% of list price

The condo figures suggest that buyers had somewhat more selection and properties took longer to sell. However, only five transactions closed. A small change in the types of units sold can substantially affect the median price and market time.

Condo buyers and sellers should compare units by location, building, size, condition, parking, amenities, common charges and taxes. Those property-specific factors are often more useful than a single school-district median.

Mamaroneck Co-ops: Lower Inventory and Faster Sales

The co-op market recorded 6 sales, down 50% year over year. The median sale price was $309,500, down 1.3%, while the median price per square foot rose 4.2% to $362.

• 13 units in inventory, down 31.6%
• 2.05 months of supply, down 32.5%
• 28 median days on market, down 60%
• 83% sold within 90 days
• 100% sold for more than 95% of list price

Co-op inventory tightened and the median time on market dropped considerably, but the six-sale sample remains small. The nearly unchanged median price and modest increase in price per square foot provide additional context, yet individual building comparisons remain essential.

Co-op buyers need to evaluate monthly maintenance, included expenses, building finances, financing policies and board requirements. Buyers should review the complete financial and legal package with their attorney and lender. Sellers should gather building documents early to reduce preventable delays.

If a co-op is part of your plans, start with my complete guide to buying or selling a co-op in Westchester, then use the New York co-op buying guide for important rights, documents and board-preparation details.

Mamaroneck Multifamily Homes: Two Sales Require Caution

Only two multifamily properties sold in August, unchanged from August 2025. The reported median sale price was $1,082,500, down 13.4% year over year.

• 14 median days on market, up 40%
• 7 properties in inventory, up 133.3%
• 9.33 months of supply, up 185.2%
• 100% sold within 90 days
• 100% sold for more than 95% of list price

Although the inventory and months-of-supply percentages increased sharply, they started from very small numbers. With just two sales and seven available properties, one or two listings can create a large percentage change. These results should not be treated as a broad valuation trend.

Multifamily properties require property-specific analysis. Unit count, rents, expenses, leases, legal use, taxes, condition and anticipated capital improvements can matter as much as recent sale prices.

What the August Market Means for Mamaroneck Buyers

Buyers should prepare according to the property type they are considering. The 0.93-month supply of single-family homes points to a highly competitive segment where financing, timing and a clear offer strategy matter. Condo buyers had slightly more supply, while the co-op market remained relatively tight.

• Obtain a current mortgage pre-approval or prepare proof of funds.
• Understand the complete monthly cost, including taxes, insurance and applicable common charges or maintenance.
• Review recent comparable sales before determining an offer strategy.
• Study building finances and rules when purchasing a condo or co-op.
• Evaluate leases, income, expenses and legal use when considering a multifamily property.

Competition should never replace careful decision-making. A sound purchase balances timely action with appropriate inspections, financial review and advice from qualified real estate, legal and lending professionals.

What the August Market Means for Mamaroneck Sellers

Single-family sellers faced very little competing inventory in August. That can create an opportunity, but it does not guarantee a particular sale price. Accurate pricing, preparation, photography and marketing remain important because buyers compare every property with the alternatives available at that moment.

Condo and co-op sellers should prepare building documents early and understand how monthly charges affect buyers’ total cost. Multifamily owners need an analysis that includes leases, operating information, property configuration and investment fundamentals.

Beginning the planning process before you are ready to list provides time to evaluate repairs, property presentation, required documents and a realistic pricing strategy without unnecessary pressure.

Thinking About Buying or Selling in Mamaroneck?

School-district statistics provide useful context, but your decision should be based on the segment that actually matches your home or search. I would be glad to prepare a focused analysis for a single-family home, condominium, co-op or multifamily property in the Mamaroneck area.

Helpful Real Estate Resources

• Planning a commute? Review my guide to Metro-North train stations.
• Considering a sale? Begin with a Raveis home-value estimate, then contact me for a property-specific market analysis. An online estimate is a starting point, not an appraisal.

Thomas Roberts
NYS Licensed Real Estate Salesperson
William Raveis Real Estate, Rye
View My Digital Business Card

This market update is for general informational purposes only. Real estate conditions can vary by neighborhood, building, price range and property condition. Equal Housing Opportunity.

Frequently Asked Questions About the Mamaroneck Real Estate Market

What was the median price of a Mamaroneck single-family home in August 2026?

The median single-family sale price in the Mamaroneck School District was $2,326,018, up 12.8% compared with August 2025.

How limited was single-family inventory?

The report showed 16 single-family homes in inventory and only 0.93 months of supply. Inventory was down 59% year over year.

What was the median Mamaroneck condo price?

The August 2026 median condominium sale price was $645,000, based on five reported sales.

What was the median Mamaroneck co-op price?

The August 2026 median co-op sale price was $309,500, based on six reported sales.

What did Mamaroneck multifamily homes sell for?

The reported median was $1,082,500, but only two multifamily properties sold. That small sample should not be treated as a broad market trend.

Can these median prices determine what my property is worth?

No. A monthly median summarizes a group of sales and is not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.

White Plains Real Estate Market Update: August 2026

Single-family homes, condominiums, co-ops and multifamily properties

I was recently in White Plains getting school supplies for my daughter. Driving through the traffic around The Westchester and City Center—and then trying to find parking—was a reminder of just how active this part of Westchester can be.

That experience is a personal observation, not a housing statistic. Still, it highlights part of White Plains’ identity: a city where established residential neighborhoods sit close to shopping, dining, offices, transportation and a busy downtown. The August housing reports provide the more precise picture of what was happening in the local real estate market.

The results differed significantly by property type. Single-family homes had just 1.76 months of supply. Condo inventory declined sharply, while co-op inventory increased. Only two multifamily properties sold, so that segment requires extra caution. Understanding those differences is much more useful than treating White Plains as one uniform housing market.

White Plains Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	22	$978,500	22	27	1.76
Condominium	13	$585,000	52	41	3.09
Co-op	16	$272,000	35	61	4.26
Multifamily	2	$1,010,500	31	9	8.31

Source: William Raveis Local Housing Data for the White Plains School District, August 2026. Year-over-year comparisons are with August 2025. Median prices summarize the properties sold during the month and are not valuations of individual properties. Location, condition, size, amenities, expenses and other features can materially affect value.

Single-Family Homes: Only 1.76 Months of Supply

The single-family market showed the clearest inventory shortage. White Plains had 27 homes in inventory, down 22.9% from August 2025, and only 1.76 months of supply, down 13.6%.

• 22 sales, down 15.4% year over year
• $978,500 median sale price, up 7.9%
• 22 median days on market, down 24.1%
• $515 median sale price per square foot, up 22.1%
• 95% sold within 90 days
• 95% sold for more than 95% of list price

The lower number of sales does not necessarily mean that demand disappeared. Inventory declined by an even larger percentage than closings. When fewer homes are available, the shortage itself can limit how many transactions occur.

The median price and price per square foot both increased, but that does not mean every White Plains house appreciated by the same amount. The mix of properties sold during a month can influence both figures. A house near downtown may attract a different buyer pool from one in Gedney Farms, the Highlands, Fisher Hill, Haviland Manor or another part of the White Plains School District.

White Plains Condos: More Sales but Fewer Choices

The condominium market recorded 13 sales, up 18.2% from August 2025. The median sale price was $585,000, up 3.5%, while the median price per square foot rose 19.6% to $547.

• 41 units in inventory, down 28.1%
• 3.09 months of supply, down 22.2%
• 52 median days on market, up 33.3%
• 77% sold within 90 days
• 100% sold for more than 95% of list price

The condo results were mixed: closings increased and inventory declined, yet the median marketing time lengthened. That is why buyers and sellers should look beyond a single headline. Building, location, unit size, condition, parking, amenities, common charges and taxes can all influence the market response.

For buyers who want access to downtown White Plains, Metro-North, shopping or lower-maintenance living, condos can offer an important alternative to single-family homes. Sellers should compare their unit with competing listings in the same building or comparable buildings rather than relying only on the citywide median.

White Plains Co-ops: Faster Sales with More Inventory

White Plains recorded 16 co-op sales, down 5.9% year over year. The median sale price was $272,000, down 12.3%, and the median price per square foot declined 2.7% to $285.

• 61 units in inventory, up 27.1%
• 4.26 months of supply, up 30.8%
• 35 median days on market, down 47.8%
• 88% sold within 90 days
• 94% sold for more than 95% of list price

The co-op segment provided buyers with more inventory than it did one year earlier. At the same time, the properties that sold moved substantially faster based on the median days-on-market figure. The lower median price may partly reflect the mix of units sold, so owners should not interpret it as an automatic 12.3% change in the value of every co-op.

Co-op buyers need to evaluate more than the purchase price. Monthly maintenance, included expenses, building finances, financing policies and board requirements vary. Buyers should review the complete financial and legal package with their attorney and lender. Sellers should gather building and financial documents early to reduce preventable delays.

If a co-op is part of your plans, start with my complete guide to buying or selling a co-op in Westchester, then use the New York co-op buying guide for important rights, documents and board-preparation details.

White Plains Multifamily Homes: Only Two August Sales

The August report recorded only two multifamily sales, with a median sale price of $1,010,500. No multifamily sales were reported for August 2025, so a meaningful year-over-year comparison cannot be calculated for sales volume, median price or market time.

• 31 median days on market
• 9 properties in inventory, down 18.2%
• 8.31 months of supply, down 11.9%
• 100% sold within 90 days
• 100% sold for more than 95% of list price

Because only two properties closed, these figures should not be treated as a broad valuation trend. Multifamily properties require property-specific analysis. Unit count, rents, expenses, leases, legal use, taxes, condition and anticipated capital improvements can matter as much as recent sale prices.

What the August Market Means for White Plains Buyers

Buyers should prepare according to the property type they are considering. The 1.76-month supply of single-family homes points to a competitive segment where financing, timing and offer strategy matter. Condo inventory also declined substantially. Co-op buyers had more units available, but they must account for building-specific financial and approval requirements.

• Obtain a current mortgage pre-approval or prepare proof of funds.
• Understand the full monthly cost, including taxes, insurance and applicable common charges or maintenance.
• Review recent comparable sales before determining an offer strategy.
• Study building finances and rules when purchasing a condo or co-op.
• Evaluate leases, income, expenses and legal use when purchasing a multifamily property.

Competition should never replace careful decision-making. A strong strategy balances speed with appropriate due diligence and advice from qualified real estate, legal, lending and inspection professionals.

What the August Market Means for White Plains Sellers

Single-family and condo owners benefited from limited supply, but low inventory does not guarantee a particular price. The strongest pricing analysis compares a property with recent sales and active competition while accounting for its specific location, condition, updates, size, layout, taxes, parking and buyer expectations.

Co-op and condo sellers should prepare building documents early and understand how monthly charges affect buyers’ total cost. Multifamily owners need an analysis that includes leases, operating information, property configuration and investment fundamentals.

If you are thinking about selling, beginning the planning process before you are ready to list gives you time to evaluate repairs, preparation, documentation and pricing without unnecessary pressure.

Thinking About Buying or Selling in White Plains?

Citywide and school-district statistics provide context, but your decision should be based on the segment of the White Plains market that matches your home or search. I would be glad to prepare a focused analysis for a single-family home, condominium, co-op or multifamily property.

Helpful Real Estate Resources

• Planning a commute? Review my guide to Metro-North train stations.
• Considering a sale? Begin with a Raveis home-value estimate, then contact me for a property-specific market analysis. An online estimate is a starting point, not an appraisal.

Thomas Roberts
NYS Licensed Real Estate Salesperson
William Raveis Real Estate, Rye
View My Digital Business Card

This market update is for general informational purposes only. Real estate conditions can vary by neighborhood, building, price range and property condition. Equal Housing Opportunity.

Frequently Asked Questions About the White Plains Real Estate Market

What was the median price of a White Plains single-family home in August 2026?

The median single-family sale price was $978,500, up 7.9% compared with August 2025.

Was single-family inventory limited in White Plains?

Yes. The report showed 27 single-family homes in inventory and 1.76 months of supply, with inventory down 22.9% year over year.

What was the median White Plains condo price?

The August 2026 median condominium sale price was $585,000, based on 13 reported sales.

What was the median White Plains co-op price?

The August 2026 median co-op sale price was $272,000, based on 16 reported sales.

What did multifamily homes sell for in White Plains?

The reported median was $1,010,500, but only two multifamily properties sold. That small sample should not be treated as a broad market trend.

Can these median prices determine what my White Plains property is worth?

No. A monthly median summarizes a group of sales and is not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.