Search "new construction condo White Plains" and you'll land on the same handful of glossy renderings everyone else finds. Two glass towers on the old mall site. A 25-story building with a rooftop pool and a dog spa. A redevelopment replacing a decades-old housing campus south of downtown. Impressive stuff. None of it is for sale.
That's the detail most buyers researching this market miss until they've already fallen for a rendering. White Plains is in the middle of a real building boom, with roughly 3,200 new residential units built or approved downtown as of January 2026, according to Forbes coverage of the city's redevelopment. But almost all of that inventory is rental housing. If you're a buyer, not a renter, the pipeline you actually care about is a single 12-unit condominium building that just cleared its final city approval this summer. Understanding why that building is the exception, and what buying into a sponsor-built condo actually costs compared to a resale, is the difference between shopping with real information and shopping off a press release.
The Boom on Your Feed Is Almost Entirely for Rent
Start with what's actually rising downtown. AVE Hamilton Green, a joint venture between RXR and Korman Communities, occupies the site of the old White Plains Mall and is the first phase of a $650 million redevelopment. It's built as two high-rise rental towers, 25 Cottage and 5 Cottage, with 860 residences total and 79 units set aside as affordable. One tower reached 85 percent lease-up in about half a year, and the second is roughly 80 percent leased. That's a rental community performing well, not a condo building selling units.
A few blocks away, Greystar's 25 North Lex delivered 500 luxury apartments directly across from the White Plains Metro-North station, designed by Handel Architects with a lap pool and skydeck on its 17th floor amenity level. Also a rental building.
South of downtown, Trinity Residential is partnering with the White Plains Housing Authority on Brookfield Commons, a $42 million multi-phase project replacing the Winbrook Houses campus that opened in 1950, without displacing current residents. Its first components, The Overture and The Prelude, add hundreds of affordable and workforce units. Also not for sale.
Three major projects, thousands of new homes, and not one unit a buyer can put an offer on. That's the pattern worth knowing before you spend a weekend touring buildings that turn out to be leasing offices.
The One Building You Can Actually Buy
The exception is 510 North Broadway, a three-story, 12-unit condominium at the corner of North Broadway and Brookdale Avenue in North White Plains, a short walk from the North White Plains Metro-North station. The White Plains Planning Board granted final approval for the project in July 2026, according to a release from the law firm that represented the developer. The site currently holds a vacant former office building, which developer Comstock Residential Contracting, led by principals Eric Abraham and Charles Raspler, plans to demolish to make way for the new construction.
The building will hold four units per floor, each a three-bedroom, two-bathroom layout running 1,600 to 1,700 square feet, with a communal roof terrace, rooftop solar panels, and a stormwater system built in to address flooding on the site. Architect Gregg DeAngelis of Envirospace Architecture told Westfair Communications the team secured a height variance of 3.7 feet specifically "to get some better ceiling heights in the units for marketability." Parking includes a 12-space garage underneath the building plus 25 surface spaces at grade, one more than the zoning code requires.
Here's the detail that actually matters for how you evaluate this building against the rental towers nearby: because these are condominium units rather than rental apartments, the city did not require any of them to be priced as affordable housing. That's a direct consequence of the ownership structure, not a marketing choice, and it's part of why this project reads so differently from everything else in the pipeline. As of the April 2026 rendering release, no construction timeline had been announced, so anyone interested should treat this as an early-stage opportunity to track rather than a building you can walk through this fall.
What a Sponsor Sale Actually Costs You
If 510 North Broadway or a similar sponsor-built condo ends up on your list, the closing costs work differently than they would on a resale, and that difference is easy to miss if you're comparing this purchase to a house you bought ten years ago.
In a typical resale, the seller pays New York's real estate transfer tax. But sponsors selling new construction routinely write their offering plans so the buyer absorbs that cost instead, along with a working capital contribution to fund the building's initial reserves. That convention isn't limited to Manhattan closings. It shows up anywhere a developer uses a standard offering plan, and the only way to know whether a specific building does it is to have your attorney read the actual closing cost section of that plan before you sign a contract. Ask the question early. Sponsors will sometimes negotiate this concession on units that have been sitting on the market, but almost never on day one of a new offering.
The Mansion Tax Confusion
Here's where a lot of generic closing-cost guides will actually work against you. Most of what you'll find online about New York's "mansion tax" describes New York City's structure, which climbs from 1 percent to 3.9 percent in eight tiers as the sale price rises. That tiered structure is specific to New York City. Outside the five boroughs, including in White Plains, the mansion tax on residential sales of $1 million or more is a flat 1 percent, full stop, according to New York State's Department of Taxation and Finance. If you run a $1.5 million purchase through an NYC-focused calculator, you'll likely see a number well above what you'll actually owe here. Worth confirming with your attorney before you budget for a cost that doesn't apply to your transaction.
What Your Tax Bill Actually Depends On
Property taxes are the other place where a citywide headline number hides real variation. Effective property tax rates across White Plains ZIP codes ranged from 1.69 percent up to 1.97 percent as of April 2026, according to property tax data from Ownwell. That's not a rounding difference. On a $1.1 million condo, the gap between those two rates is roughly $3,080 a year.
North White Plains, the ZIP code where 510 North Broadway sits, carried a median effective rate of about 1.95 percent as of the same April 2026 data, close to the top of that citywide range rather than the middle. If you're comparing the carrying cost of a new condo there against an existing condo or co-op elsewhere in the city, that rate difference belongs in your monthly budget, not just your closing day math.
| ZIP Code | Location | Median Effective Property Tax Rate (April 2026) |
|---|---|---|
| 10603 | North White Plains (site of 510 North Broadway) | ~1.95% |
| 10605 | White Plains | 1.97% |
| 10607 | White Plains | 1.69% |
What This Means If You're Watching This Pipeline
If you're genuinely in the market to buy rather than rent in downtown White Plains, the practical takeaway is narrower than the headlines suggest. There's one project to track closely, no announced construction timeline yet, and a cost structure that rewards buyers who read the offering plan closely and confirm the actual Westchester tax rules rather than assuming NYC math applies. That's not a reason to wait indefinitely. It's a reason to have someone reviewing the offering plan and the ZIP-specific tax numbers with you before you're the one signing at closing.
A Couple of Questions Worth Asking Early
Will AVE Hamilton Green, 25 North Lex, or Brookfield Commons ever convert to for-sale units? Nothing in current reporting suggests that. All three are structured, marketed, and leasing as rental or affordable housing communities, and there's no indication that's changing.
Does the New York City mansion tax apply if I buy in White Plains? No. You'd owe the statewide flat 1 percent rate on a purchase of $1 million or more, not the escalating NYC tier structure that most online calculators default to.
Watching a single 12-unit building for its construction timeline, then reading an offering plan closely enough to catch a transfer-tax shift, isn't something most buyers want to do alone. If you're weighing a sponsor sale in White Plains against an existing condo or single-family home nearby, Daniel McKeon can walk through both the numbers and the paperwork with you. Schedule a consultation before you're staring at a closing statement with questions nobody flagged in advance.
