Flat-fee real estate representation for Westchester County closings — single-family homes, multi-family properties, condos, co-ops, and commercial. We handle transactions across all Westchester communities, with most quotes returned within an hour.
Average quote turnaround: under 1 hour · Free consultation, no obligation
Westchester County sits in a unique market position — close enough to NYC for daily commuting, far enough to have its own distinct housing stock and pricing dynamics. The county's southern communities (Yonkers, Mount Vernon, New Rochelle, parts of Bronxville) function as extensions of the NYC market with significant co-op and condo inventory in mid- and high-rise buildings. The central and northern communities (Scarsdale, Bronxville, White Plains, Harrison, Rye, Pelham, Larchmont, Mamaroneck, Eastchester) are predominantly single-family with substantial commuter housing. The northern reaches (Bedford, Pound Ridge, North Salem, Katonah, Chappaqua) are larger-lot and more rural in feel.
The legal framework for Westchester closings is the same as elsewhere in New York — contract review and negotiation, title and survey work, certificate of occupancy verification, lender coordination, closing — but the property mix shapes the day-to-day work. Single-family closings dominate the central and northern county. Co-op and condo work in Yonkers, White Plains, and the southern communities follows the same framework as NYC closings. Survey work and lot-line analysis matters more for Westchester single-family transactions than for NYC apartments. Septic and well diligence comes up in the more rural northern communities. Title work is generally cleaner than in older NYC neighborhoods but historic homes occasionally have legacy issues.
Westchester also has a substantial new construction market and an even larger high-end resale market — homes priced from $1M to $10M+ are common in places like Scarsdale, Bronxville, Rye, and Pound Ridge. These transactions involve more contract scrutiny than typical residential closings because the dollar amounts are higher and the contracts are more often custom-drafted.
Single-family closings are the bulk of Westchester real estate practice. We handle buyer and seller representation across all Westchester communities. The work includes contract review and negotiation, title and survey work, certificate of occupancy verification, septic and well diligence (rural northern communities), oil tank investigation (older homes), lender coordination, and closing attendance. Higher-value transactions ($2M+, common in places like Scarsdale and Rye) involve more substantive contract negotiation around representations, warranties, and post-closing obligations.
Westchester's co-op and condo inventory is concentrated in Yonkers, White Plains, New Rochelle, Bronxville, and the southern communities. The legal framework is identical to NYC — share transfer for co-ops with proprietary lease and board package, real-property transfer for condos with declaration and recorded mortgage. Westchester co-op boards are typically smaller and less rigorous than Manhattan boards but the process is the same in shape. We handle both buyer and seller representation.
Westchester multi-family inventory exists, primarily in Yonkers, Mount Vernon, and the southern communities, with some additional inventory in White Plains and the older town centers. Multi-family closings include standard residential work plus tenancy review and rent-stabilization analysis (Yonkers in particular has rent-stabilized inventory in pre-1974 6+ unit buildings). For investor buyers, we coordinate entity-level ownership and 1031 exchanges.
Westchester has steady new construction activity, particularly in central county communities and along major commuter rail corridors. Builder contracts are heavily one-sided and need negotiation. The same pushback areas apply: closing date flexibility, construction warranty terms, price adjustment clauses, and final inspection failure remedies. Higher-end custom builds add additional negotiation around design changes, allowance overages, and construction loan-to-permanent loan transitions.
Westchester commercial real estate is concentrated in White Plains, Yonkers, and the major town centers of central county. Commercial leases — retail, office, mixed-use — and commercial purchases are both active markets. We represent landlords and tenants on lease work, and buyers and sellers on commercial purchases.
Westchester investors use 1031 exchanges to defer capital gains when trading or upgrading multi-family or commercial property. We coordinate the exchange. For refinances, we handle standard and CEMA transactions on Westchester residential and investment property.
Westchester closings are subject to NYS-level taxes (NYS transfer tax of 0.4%, NYS mansion tax of 1% on residential purchases of $1M+) and the NYS mortgage recording tax (lower than NYC's combined rate — typically around 0.8–1.05% depending on the municipality). NYC-specific taxes do not apply. Title insurance follows NYS regulated rates and scales with purchase price.
Some Westchester municipalities add local transfer taxes (Yonkers, for example, has a 1.5% transfer tax on residential sales) — we identify these as part of cost estimates.
For Westchester transactions, the closing cost calculators on this site (which use NYC rates) don't apply directly. We provide a written estimate as part of the flat-fee quote.
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Most importantly, NYC-specific taxes don't apply — no NYC transfer tax, no NYC mansion tax surcharge, lower mortgage recording tax. Single-family transactions are more common, which means more emphasis on title work, surveys, and (in some northern communities) septic/well diligence. Some Westchester municipalities have their own local transfer taxes (e.g., Yonkers' 1.5% transfer tax). The legal framework is the same; the cost structure and diligence focus differ.
Yes. New York is one of a handful of states where attorney representation is effectively required in residential real estate transactions. Both buyers and sellers retain their own attorneys. The attorney handles contract negotiation, due diligence, lender coordination, and closing — work that the real estate agent doesn't do.
Yes, in degree rather than kind. Higher-value transactions typically involve more substantive contract negotiation — particularly around representations and warranties (what the seller guarantees about the property's condition and history), post-closing obligations (what survives closing), and contingency mechanics. The contract shape is the same as a $500K closing but the specific terms get more attention. We handle these transactions regularly.
Same legal framework — share transfer, proprietary lease, board package, board approval. Westchester co-op boards are typically smaller and less rigorous than Manhattan boards (faster timelines, less detailed financial scrutiny, fewer rejected applications). The work is the same in shape; the scale is smaller. Most Westchester co-op closings complete in 60–75 days from contract.
Flat fee set in writing before any work begins. Standard residential closings price predictably; multi-family, commercial, and high-value transactions price with additional complexity. Get a free quote in under an hour by submitting the contact form.
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