The fact sheet for Bryant Gardens Corp. fits on two pages. It covers a garden co-op of 15 two-story brick buildings at 1–15 Bryant Crescent and 175 and 185 Bryant Avenue in White Plains. The buildings went up between 1950 and 1952, and the property converted to a cooperative on September 15, 1981. Most buyers read the first page and skim the rest. The line that matters most to a future shareholder sits partway down, under "Terms of Mortgage." The building's $14 million loan carries a fixed 4.39% rate and matures in May 2028, with roughly $10,092,000 still owed at that point.
The purchase price buys you shares. That mortgage line shapes what owning those shares will cost each month once the loan has to be replaced. With co-op listings rising across Westchester this fall, the mortgage line is a better guide to the right White Plains co-op than any countywide median.
What the Board Process Asks of You
The board application is the friction that shows up first. Westchester County's Cooperative Housing Disclosure Law, as amended effective August 1, 2021, sets the timeline. According to the county Human Rights Commission, boards have 15 days to acknowledge a completed application or point out defects. Once they have a completed application, they have 60 days to approve or reject it. A rejection must state the reason, and the board must send a copy to the Commission within 15 days.
The financial part of the application deserves careful reading. Each co-op must disclose its minimum financial qualifications. If it has no fixed minimums, it must disclose its preferred minimum income, assets, and credit score, along with its preferred maximum debt-to-income ratio and percentage of the price financed. The Commission's guidance states that boards keep discretion over how they weigh preferred criteria. In practice, the disclosed numbers tell you where a board starts, and the 60-day window is the outer limit to plan your closing around. The county's full guidance is on the Human Rights Commission's cooperative housing page.
That process explains why co-op deals take patience. It does not explain this year's inventory figures, which point somewhere else.
Rising Inventory, Faster Sales
For August 2026, the county figures from the Hudson Gateway Association of Realtors and OneKey MLS look like a softening market at first glance. Read the full table before drawing that conclusion.
| Westchester County, August 2025 vs. August 2026 | Co-ops 2025 | Co-ops 2026 | Condos 2025 | Condos 2026 |
|---|---|---|---|---|
| New listings | 138 | 179 | 99 | 106 |
| Closed sales | 156 | 144 | 102 | 129 |
| Days on market | 66 | 49 | 32 | 45 |
| Median sale price | $236,000 | $260,000 | $509,000 | $615,000 |
| Percent of original list price received | 98.5% | 100.1% | 100.5% | 100.0% |
| Inventory | 412 | 514 | 265 | 256 |
In August 2026, co-op inventory was up 24.8% from a year earlier. New co-op listings rose 29.7% over the same period. Days on market fell from 66 to 49, the median price rose 10.2%, and sellers received 100.1% of their original asking price on average. When buyers pull back, homes sit longer and sellers cut prices. Here homes sold faster and closer to asking. The extra inventory came from more owners deciding to list.
The 12-month figures through August 2026 tell the same story more gradually. Co-op new listings rose 9.9% to 2,151, closed sales slipped 2.2% to 1,558, and the median rose 9.1% to $240,000. Condos are moving the other way. In August 2026, condo days on market rose from 32 to 45 while inventory fell slightly. All of these are countywide figures. The public reports don't break out White Plains on its own, so they describe the conditions around a White Plains purchase, not the city itself. Our market reports page tracks these releases as they come out.
So co-op shares are selling at firm prices. The open question for a buyer is what happens to monthly costs after closing, and the building's finances answer that better than the county table.
One White Plains Building, Up Close
Bryant Gardens is useful here because its board publishes its numbers. The December 2025 shareholder newsletter reported 34 apartment sales that year and described units "selling quickly and at record highs" despite high interest rates. The same newsletter set out the 2026 budget, which raised monthly maintenance 3% effective January 1, 2026. The board pointed to insurance, real estate taxes, gas heat, and general operating costs.
Insurance is the largest single driver. Bryant Gardens budgeted $375,000 for insurance in 2025 and projected $435,000 for 2026. The board noted that co-ops across New York have seen premium increases of 20% to 40%, and that fewer carriers will insure wood brick-frame co-op buildings. The fact sheet lists Bryant Gardens' construction as brick frame.
The 2028 maturity is the bigger item still ahead. The building refinanced on May 21, 2018 at 4.39%, fixed for ten years and amortizing on a 25-year schedule, with a monthly payment of $76,945.03. Whatever rate is available in May 2028 will apply to the remaining balance of about $10.09 million. As simple arithmetic, each percentage point on a balance that size works out to roughly $100,000 a year in interest before amortization. The next example shows how a refinance can affect a building's finances.
What a Refinance Did Elsewhere
A co-op managed by the same White Plains managing agent shows how this can play out. Westchester Gardens Owners, Inc. is at 445 Gramatan Avenue in Mount Vernon, not in White Plains. Its loan came due in 2025. On May 29, 2025, it refinanced $4.75 million at 5.69% fixed for ten years, replacing a 3.81% loan. The board said that would raise mortgage servicing costs by $45,000 a year. The 2026 budget followed with a 4.5% maintenance increase and a $0.75-per-share fuel surcharge, both effective January 1, 2026.
The refinance also left Westchester Gardens with a $1,350,000 reserve fund. The board said that would let it take on future capital work without special assessments. So a maturity date doesn't automatically mean bad news. It can raise maintenance and strengthen reserves in the same move. Either way, the buyer should know the date before signing.
Reading a Co-op's Paperwork for What Comes Next
A building's fact sheet and most recent newsletters answer most of the cost questions. Using Bryant Gardens as the example, these are the lines to find:
- Mortgage maturity and balloon balance. Bryant Gardens' loan matures in May 2028 with about $10,092,000 due.
- Reserve fund. Bryant Gardens lists $925,000.
- Flip tax. Check whether the building charges one.
- Sponsor-held shares. 19 of 409 apartments were still sponsor-held or unsold as of the January 2026 fact sheet.
- Capital projects already underway. Bryant Gardens began a five-year facade repair and waterproofing project in 2019 and continued it in 2023.
- The building's main recurring repair. Bryant Gardens identifies its original plumbing as its biggest maintenance expense, with repairs that can mean opening walls, ceilings, or floors.
- House rules that affect renovation plans. Review the building's house rules before planning renovations.
Our earlier guide to buying a condo or co-op in White Plains covers the basics of how co-op ownership works.
The Rental Towers Downtown
Many White Plains co-op buyers are also touring the new downtown rentals. Westchester Magazine reported in March 2026 that nearly 3,500 new housing units had been built or approved in downtown White Plains. Local agents quoted in the piece described these buildings as drawing people trying out the suburbs and homeowners who have sold and want an interim home.
Live asking rents checked on October 4, 2026 show the range. At 25 North Lex, a studio listed at $2,507 base rent, or $2,608.06 with mandatory fees. At AVE Hamilton Green, a 1,452-square-foot one-bedroom at 25 Cottage listed at $6,388. A 1,516-square-foot three-bedroom at 5 Cottage, available December 26, listed at $7,860. These are asks for single units and will change.
A rent figure includes the landlord's insurance and financing costs. A co-op's maintenance includes the building's, and part of that will reset on the mortgage's maturity date. That is the real comparison between the two, and it's why the fact sheet comes before the price. For how rates feed into a household budget more broadly, see how interest rates shape White Plains home budgets.
Common Questions
Are the August 2026 figures specific to White Plains? No. The HGAR and OneKey reports cited here are Westchester County figures. The public reports don't break out White Plains co-ops on their own.
How long can a Westchester co-op board take to decide? Under the county's disclosure law, boards have 15 days to acknowledge a completed application or flag defects. They then have 60 days from receiving a completed application to approve or reject it.
Does a co-op have to say why it rejected an applicant? Yes. Boards must use the county's model rejection form, which includes the reason, and must send a copy to the Human Rights Commission within 15 days.
Where do I find a building's mortgage terms? Many White Plains co-ops publish a fact sheet through their managing agent. Bryant Gardens' fact sheet lists its lender, rate, maturity date, and expected balance at maturity.
If you're comparing White Plains co-ops this fall, Jennifer Baldinger can go through a building's fact sheet, budget history, and mortgage maturity with you before you make an offer, so the board application and the maintenance bills that follow hold no surprises. Schedule a consultation.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
