New York has long been known for its vibrant cities, towering skyscrapers, and a cost of living that reflects its global stature. In recent years, as housing prices and rent rates have surged across the state—from bustling Manhattan to the tree-lined avenues of Rochester and the historic neighborhoods of Buffalo—concerns about affordability for vulnerable residents have intensified. In 2025, New York significantly expanded its property tax and rent relief programs, bringing much-needed support especially to senior citizens and low-income families. This article delves deep into the changes, highlights how New Yorkers benefit, and explores the landscape across major cities and smaller communities.
Addressing an Urgent Crisis: Why Relief Is Necessary
Housing affordability has become one of New York’s most pressing challenges. According to recent data, more than half of New York City renters are rent-burdened, spending at least 30% of their income on housing. Seniors and families on fixed incomes are particularly hard-hit, facing tough choices between essential expenses like medication, food, and housing. Upstate, cities like Syracuse, Albany, and Schenectady have also witnessed growing property tax burdens that outpace income growth for many older and lower-income homeowners.
Overview of New York’s Property Tax Relief Programs
The STAR Program: School Tax Relief
The cornerstone of property tax relief in New York remains the School Tax Relief (STAR) program, which continues to deliver substantial benefits to eligible homeowners statewide. Households with an income below a certain threshold can receive either a STAR exemption, effectively reducing their school property tax bill, or a STAR credit issued directly by the state. The income cap for STAR participation is set to encompass a broad swath of middle- and lower-income homeowners, ensuring that families across Brooklyn, Queens, Yonkers, and smaller towns like Poughkeepsie qualify.
Enhanced STAR for Seniors
Seniors aged 65 and above can qualify for the Enhanced STAR program, which delivers higher benefits. The income threshold for this group is more generous, providing greater tax relief for elderly New Yorkers who are most likely to face rising living costs on fixed retiree incomes.
Senior Citizen Homeowners’ Exemption (SCHE)
Many cities, including New York City, offer the Senior Citizen Homeowners’ Exemption, reducing the taxable assessment of a qualifying senior’s home by up to 50%. This directly lowers the amount of property taxes owed. To qualify, seniors generally must be 65 years or older, and each county, city, or town can set its own income limits (up to $50,000 in most areas). For instance, in Staten Island and the Bronx, thousands of households currently receive this exemption, helping them stay rooted in their longtime communities.
Both homeowners and renters can benefit from the Real Property Tax Credit. For families and individuals with a household gross income at or below $18,000, the state provides a refundable credit. If seniors are present in the household, the maximum benefit is much higher than for younger, non-senior households. This credit is especially crucial in smaller upstate communities like Jamestown, Plattsburgh, and Batavia, where incomes are often lower and every dollar counts toward maintaining housing stability.
Local Flexibility: How Cities Tailor Relief
Local governments and school districts have the discretion to adjust income limits and the percentage of exemption granted. For example, in Buffalo and Rochester, sliding-scale exemptions allow for a range of benefits—from 50% property tax reduction for those with the lowest incomes to more modest relief as incomes approach the maximum allowable threshold. This flexibility allows localities to meet the unique needs of their residents while reflecting local housing markets.
Rental Assistance: A Lifeline for Low-Income New Yorkers
Emergency Rental Assistance Program (ERAP)
Across New York City and other urban centers, the Emergency Rental Assistance Program (ERAP) provides direct payments to landlords on behalf of qualifying tenants. ERAP offers coverage for up to twelve months of back rent and three months of future rent, helping households facing eviction or overwhelming rent debt. Households with children, and those with active eviction proceedings, are prioritized.
Rental Supplement Program
For the 2025-2026 fiscal year, New York allocated $100 million to its Rental Supplement Program. This program targets individuals and families facing homelessness or imminent loss of housing, regardless of immigration status. Local social services districts—including those in Suffolk County, Westchester, and beyond—participate in distributing these resources. Rental assistance is calculated so that households pay no more than 30% of their income toward rent, with the state supplementing the remainder. This standard—used in places as diverse as Brooklyn and Utica—mirrors federal Section 8 guidelines, offering consistent support across the state.
Expanded Voucher Programs
Programs like CityFHEPS in New York City and Family Eviction Prevention Supplement (FEPS) help high-rent-burdened and eviction-threatened households secure stable, affordable housing. Vouchers typically cover the gap between what a household can afford and prevailing market rents. In 2025, eligibility was broadened and the payment standards updated to reflect current rental markets, supporting thousands in Manhattan, Queens, and beyond.
Senior (SCRIE) and Disability (DRIE) Rent Freeze Programs
For renters, the Senior Citizen Rent Increase Exemption (SCRIE) and Disability Rent Increase Exemption (DRIE) programs freeze rent at current levels for eligible participants. Residents aged 62+ with incomes under $50,000, or tenants with qualifying disabilities, find relief from the cycle of annual increases—helping preserve stability in neighborhoods like Harlem, Elmhurst, and the Lower East Side.
Effects Across New York’s Cities
New York City
Nearly one-third of the city’s senior homeowners and tens of thousands of low-income renters benefit from various relief programs annually. Neighborhoods such as Washington Heights, Crown Heights, and Astoria have large populations of eligible seniors who rely on SCHE and SCRIE, ensuring they can age in place even as property taxes and market rents climb.
Buffalo
Buffalo has experienced revitalization in many districts, but rising home values brought higher assessments and tax bills. Local adoption of the maximum-allowed senior exemptions and participation rates in rent relief programs have consistently protected older and lower-income homeowners from displacement.
Rochester and Syracuse
In Rochester’s 14609 zip code, where property values rose sharply between 2022 and 2024, city officials responded by increasing outreach for STAR and local tax credit programs. The same is true for Syracuse’s South Side and Northside neighborhoods, with rent relief channels helping families avoid eviction and stay in stable housing.
Albany and Schenectady
Capital Region cities balance older, longtime homeowners and an influx of younger, lower-income renters. High adoption of property tax exemptions among seniors allows many to keep homes they have lived in for decades, while new renters’ assistance has helped cut eviction rates.
Westchester County
Suburban communities such as Yonkers and White Plains host diverse populations, with significant numbers of seniors and rent-burdened families. Local governments often adopt the highest income thresholds for property tax relief, and partnership with state rental programs ensures broad coverage.
Facts, Figures, and Results
- In New York City alone, more than 40,000 seniors received the Senior Citizen Homeowners’ Exemption last year.
- Over 100,000 households statewide benefit from property tax credits and enhanced STAR annually.
- The 2025 Emergency Rental Assistance Program distributed tens of millions in direct rent payments, preventing eviction for thousands of low-income households.
- Statewide, the expansion of rental vouchers and supplement programs has substantially reduced the share of households facing severe rent burdens.
How the Relief Works for Real People
Maria, a retired nurse in Astoria, has lived in her Brooklyn brownstone since 1978. Thanks to the Enhanced STAR and SCHE programs, her annual property tax bill is less than half what her neighbors pay, allowing her to afford critical home repairs and utilities.
The Smith Family in Rochester struggled after job loss during the pandemic. With a household income now below the threshold, they qualify for both the Real Property Tax Credit and state rent relief. Combined, these programs stabilized their housing expenses, freeing up funds to invest in their children’s education…