What makes Westchester County different from the rest of New York
Outside NYC the mortgage recording tax runs about 1.05–1.3% of the loan; Yonkers and Mount Vernon add local transfer taxes. Mansion tax (1%) still applies at $1M+. The county's average effective property-tax rate of 1.85% sets your escrow prepaids: at the $800,000 county median that's roughly $14,800 a year, about $7,400 collected at the closing table.
Some of the highest property taxes in America
Westchester's effective rate near 1.85% on an $800K home is roughly $15,000 a year — so 6 months of escrow prepaids alone approaches $7,500. That, plus a mandatory closing attorney ($1,500–$3,000), is why Westchester buyer closing costs routinely exceed 4% of price.
Cutting your White Plains closing costs
Three moves that work in Westchester County: (1) collect Loan Estimates from three lenders on the same day — origination, points and lender credits swing by thousands; (2) negotiate seller concessions (3% conventional under 10% down, 6% above, 6% FHA/VA) and take them as a closing credit rather than a price cut; (3) close in the last week of the month to shrink prepaid interest from roughly 30 days to two. Where a transfer or recordation tax is customarily split, that split is a contract term, not a law — ask.
FAQ
How much are closing costs in Westchester County, New York?
Plan on roughly $20,000–$36,000 of buyer closing costs at the $800,000 Westchester County median, on top of your down payment. Outside NYC the mortgage recording tax runs about 1.05–1.3% of the loan; Yonkers and Mount Vernon add local transfer taxes. Mansion tax (1%) still applies at $1M+.
Does the buyer pay transfer tax in Westchester County?
Yes — buyers here typically carry about 1.05% of the purchase price in transfer, recordation or mortgage tax. Outside NYC the mortgage recording tax runs about 1.05–1.3% of the loan; Yonkers and Mount Vernon add local transfer taxes. Mansion tax (1%) still applies at $1M+.
What are property taxes in Westchester County?
The county's average effective rate is about 1.85% of market value, so a $800,000 home runs roughly $14,800 a year. Individual parcels vary by municipality, school district and special assessments — check the parcel's actual bill, not the county average.
How much cash do I need to buy a house in White Plains?
Down payment + closing costs + reserves. At the Westchester County median with 10% down, that's about $108,000 before reserves. Run your own price and rate above for the exact stack.
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