Hinchey and Metzger Announce Legislation to Pilot 10% Property Tax Exemption for Full-Time Residents

KINGSTON, NY – New York State Senator Michelle Hinchey and Ulster County Executive Jen Metzger announced the introduction of state legislation that would authorize Ulster County to pilot a 10% property tax exemption for full‑time residents. The measure, introduced by Senator Hinchey as Bill 2025‑S9287, aims to help address rising housing costs and support year‑round residents.

The proposal would allow municipalities within Ulster County to opt into a local exemption for homeowners who occupy their property as their primary residence and are enrolled in or eligible for the STAR program. The exemption would also apply to property owners who rent to full‑time tenants under a lease of at least 12 months, ensuring that long‑term renters also benefit from increased housing stability.

County Executive Metzger first outlined the concept in her State of the County address last month, emphasizing the need to make living in Ulster County more affordable for the people who sustain its civic and economic life.

“I brought this initiative to Senator Hinchey because we have to take meaningful steps to make living in Ulster County more affordable for the people who call this place home. This proposal is rooted in the recognition that we would have no community or local economy without our full‑time residents, and we need to ensure they can continue to afford to live here. In some of our towns, a third to two‑thirds of all houses are second homes, and while many of those sit dark for much of the year or operate as short‑term rentals, our year‑round residents are the ones keeping our communities running with fewer neighbors to share the load,” said County Executive Metzger. “Many of our residents can barely afford a first home, let alone a second, and this measure will help make living here a little more affordable for them. I’m deeply grateful to Senator Hinchey for recognizing the importance of this issue and for her partnership in advancing this legislation.”

“Ulster County is a special place because of the people who have chosen to build their lives here, and we have a responsibility to make sure local families can afford to stay in their community,” said Senator Michelle Hinchey. “One solution we’re putting on the table is our bill to deliver property tax relief for full-time residents. This measure will help make life more affordable for people who call Ulster County home, as the housing crisis has made finding an affordable place to live nearly impossible. The cost of housing in the Hudson Valley is severely out of whack with what people earn on a daily basis. We must find creative solutions to help our seniors and working people who make our communities run day in and day out, and ensure they can thrive here in our county. This legislation is one of my top priorities in the Senate this session, and I thank County Executive Metzger for her partnership at the local level.”

The second‑home market has significantly reshaped housing availability and affordability in Ulster County and across the country. In towns such as Shandaken, Denning, and Hardenburgh, between one‑third and two‑thirds of all homes are used as second residences. This dynamic has contributed to rising home prices and limited inventory for year‑round residents, particularly young families seeking to put down roots.

The proposed exemption is designed to recognize the value that full‑time residents bring to their communities — from supporting local schools and libraries to staffing volunteer fire and EMS services — and to help ensure they are not priced out of the places they sustain.

If enacted, the legislation would authorize each municipality in Ulster County to decide whether to adopt the exemption locally. The bill is currently before the State Legislature, and Senator Hinchey and County Executive Metzger expressed optimism about advancing the measure during the current legislative session.