New York City Council Member Susan Zhuang introduced a resolution yesterday that would fully exempt qualifying senior homeowners from property taxes, eliminating the remaining 50% tax burden that currently exists even for those receiving maximum benefits under the city’s Senior Citizen Homeowners’ Exemption program.
The resolution targets seniors who already qualify for the Senior Citizen Homeowners’ Exemption (SCHE), a program serving thousands of older New Yorkers who own one-, two-, or three-family homes, condominiums, or cooperative apartments in the five boroughs. Under current rules, homeowners who receive the maximum SCHE benefit still pay 50% of their real property taxes, a burden that Zhuang argues has become unsustainable for those on fixed incomes.
The proposal comes as a staggering 250,901 New Yorkers aged 65 and over lived below the poverty line in 2023, and nearly 60% of Big Apple septuagenarians and their elders reported no retirement income. Zhuang, who chairs the City Council’s Committee on Aging, represents Brooklyn’s 43rd District, which includes Bensonhurst, Sunset Park, Dyker Heights, Bath Beach, Gravesend, and Borough Park.
The proposal
What the resolution would change
Moving from partial relief to full exemption for qualifying seniors
The resolution is designed to help older adults stay in their homes, according to a press release from Zhuang’s office. The proposal would build on the existing SCHE program, which currently offers a sliding scale of tax relief based on income. Seniors age 65 or older with annual income of $58,399 or less can reduce their property tax bill on their primary residence in NYC, with a household earning $50,000 or less getting the maximum 50% reduction in assessed value.
Zhuang’s resolution would eliminate the remaining tax obligation for those who qualify. Many seniors rely on fixed incomes that are not rising at the same pace as property tax costs, creating a squeeze that forces some older homeowners out of neighborhoods they’ve lived in for decades. The resolution represents a policy statement urging action at the state level, as changes to property tax exemption programs require state legislation.
For context, New York State already allows localities to offer property tax exemptions up to 65 percent of the assessed valuation for qualifying seniors, following legislation S5175A/A3698A signed by Governor Kathy Hochul in December 2025. Zhuang’s proposal would push that ceiling to 100% for New York City.
Current SCHE benefits by income
The existing Senior Citizen Homeowners’ Exemption uses a sliding scale. Households earning $50,000 or less get the maximum 50% reduction in assessed value, with the percentage stepping down in $900 income brackets up to the $58,399 cap, where it bottoms out at a 5% reduction. All owners must be at least 65 years old (or spouses/siblings where one is 65), and the property must be their primary residence. Applications must be filed or renewed by March 15 each year to receive benefits for the tax year beginning July 1. More details are available on the NYC Department of Finance website.
The crisis
Why senior homeowners are struggling
Rising poverty and the collapse of retirement security among older New Yorkers
The numbers paint a stark picture of financial insecurity among New York City’s rapidly growing senior population. A total of 1,366,151 older adults—a purported all-time high—call New York City home, a remarkable 33.5% increase over the last decade. But this demographic boom has coincided with a retirement savings crisis that leaves many older homeowners vulnerable.
In a report from State Comptroller Thomas DiNapoli last year, he said that if relief to older adults does not match the growing older adult population, many may be at risk of being priced out of their homes. The data supports that warning: about 250,000 New Yorkers over the age of 65 were living below the poverty line in 2023, nearly 60% of which had no retirement income at all.
The retirement income gap is especially severe in certain boroughs. In the Bronx, an incredible 63.6 percent of older adults (those aged 70 and over) reported no retirement income, with the share also over 50 percent in Brooklyn (63.5 percent), Queens (59 percent), Manhattan (53.2 percent), and Staten Island (52.3 percent). Immigrant seniors face even higher poverty rates: immigrant older adults in the city face a poverty rate of 21.7 percent, while U.S.-born adults face a poverty rate of 14.9 percent.
Property taxes represent a significant and growing burden for seniors on fixed incomes. While New York exempts Social Security benefits from state and city income taxes, real property taxes continue to rise. Even with the current 50% SCHE exemption, many older homeowners face annual tax bills of several thousand dollars—money that must come from Social Security checks, modest pensions, or depleted savings.
Senior poverty by the numbers
According to research from the Center for an Urban Future and AARP, 250,901 New Yorkers aged 65 and over lived below the poverty line in 2023, up from 178,067 in 2013—a 41% increase. Nearly 60% of adults over 70 reported no retirement income. 18.8% of the city’s older adults did not report Social Security income. Poverty rates are highest among Hispanic older adults (27.2%), Asian older adults (24.7%), and Black older adults (18.2%), compared to 12.9% for white older adults.
Context
How NYC’s senior tax relief compares
The city already offers more generous programs than much of the state
New York City’s SCHE program is actually more generous than the baseline senior exemption available in much of New York State. For the 50% exemption, state law allows each county, city, town, village, or school district to set the maximum income limit at any figure between $3,000 and $50,000, with optional sliding scales extending partial benefits to higher earners. NYC allows seniors with income up to $58,399 to qualify, above the state’s sliding-scale ceiling.
Seniors can also layer SCHE with other programs. For the 2026-2027 school year, the Enhanced STAR income limit is $110,750, and many SCHE recipients automatically qualify for Enhanced STAR school tax relief as well. The combination can produce significant savings, though it still leaves homeowners responsible for a substantial portion of their overall property tax bill.
The proposal to move to full exemption would make New York City an outlier nationally. Most jurisdictions cap senior property tax relief at 50% to 65% of assessed value, balancing the need to help older homeowners with the fiscal reality that property taxes fund schools, police, fire departments, and other essential services. Critics of expanded exemptions often point to property taxes helping fund schools and local services, with expanding exemptions potentially meaning less money for local government priorities.
However, supporters argue that the cost of not acting—displacement of longtime residents, increased senior homelessness, and the loss of community stability—may be higher. “Our older neighbors built this city,” Zhuang wrote on Instagram. “They should be able to stay in it.”
What happens next
The path forward for the resolution
City Council resolutions express policy positions but require state action
A City Council resolution is a formal statement of the Council’s position on an issue, but it does not carry the force of law. To actually implement a full property tax exemption for SCHE-qualifying seniors, New York State would need to amend the Real Property Tax Law to authorize New York City to offer a 100% exemption, up from the current 50% maximum (or the 65% maximum recently authorized statewide).
The resolution will likely be referred to the Committee on Aging, which Zhuang chairs, for review and potential hearings. If adopted by the full Council, it would signal support for pursuing state legislation. That would require engagement with New York State Assembly members and Senators representing New York City, as well as negotiations with Governor Hochul’s office over the fiscal impact and policy merits.
For seniors currently struggling with property taxes, the existing SCHE program remains the best immediate option. The application processing period for the Senior Citizen Homeowners’ Exemption (SCHE) is open, and homeowners must apply or renew by March 15 to receive the benefit in the following tax year, which begins July 1. Applications are available through the NYC Department of Finance, and assistance is available by calling 311.
Homeowners who are behind on property taxes or facing foreclosure should contact the Homeowner Protection Program at 1-855-466-3456 for free assistance. The city also offers the Property Tax Assistance for Impacted Debtors (PT AID) program for those struggling to pay current or delinquent taxes. If you’re a senior homeowner in New York State outside of New York City, contact your local assessor to learn about available exemptions—income limits, percentages, and deadlines vary widely by county, town, and school district. For more on navigating property taxes and assistance programs when buying or owning a home, see our guides on affordability and budgeting, down payment and closing cost assistance, and buying a home in New York.
Quick answers
NYC senior property tax exemption: common questions
Who qualifies for the Senior Citizen Homeowners’ Exemption in NYC right now?
To qualify for SCHE, you must be at least 65 years old, own a one-, two-, or three-family home, condo, or co-op in New York City, use it as your primary residence, and have a combined household income of $58,399 or less. If you’re married or own the property with a sibling, only one of you needs to be 65. The exemption reduces your assessed value by 5% to 50% depending on your income, with the maximum 50% reduction available to those earning $50,000 or less.
Would this resolution eliminate property taxes entirely for qualifying seniors?
Yes, if implemented. The resolution calls for a full exemption from real property taxes for seniors who qualify for SCHE, meaning they would pay zero property tax instead of the current 50% (after the maximum exemption). However, a City Council resolution is a policy statement, not a law. Actual implementation would require New York State to amend the Real Property Tax Law to authorize a 100% exemption for New York City.
How much do seniors currently save with the maximum SCHE benefit?
Savings vary widely based on your home’s assessed value and tax rate, but the maximum SCHE benefit reduces your assessed value by 50%. For a home with an assessed value of $100,000, a 50% reduction would lower the taxable assessment to $50,000, cutting the annual property tax bill roughly in half. In high-tax neighborhoods, this can mean savings of $3,000 to $5,000 or more per year—but seniors still pay the other half.
When is the deadline to apply for SCHE for the 2026-2027 tax year?
You must apply or renew by March 15, 2027 to receive the SCHE benefit for the tax year that begins July 1, 2027. If you already receive SCHE, you need to renew every two years; the Department of Finance will mail you a renewal application. First-time applicants can apply online or by mail through the NYC Department of Finance. Call 311 if you need help with the application.
Can I combine SCHE with other property tax breaks like Enhanced STAR?
Yes. Many seniors receive both SCHE (which reduces your general property tax) and Enhanced STAR (which reduces your school tax). For 2026-2027, Enhanced STAR is available to homeowners 65 and older with income up to $110,750. If you qualify for SCHE, you almost certainly qualify for Enhanced STAR as well. The two programs work together to reduce different portions of your overall property tax bill.
What should I do if I’m a senior homeowner already behind on property taxes?
Contact the Homeowner Protection Program immediately at 1-855-466-3456 for free foreclosure prevention counseling. If you live in New York City, also ask about the Property Tax Assistance for Impacted Debtors (PT AID) program by calling 311. Don’t wait—these programs can help you negotiate payment plans, apply for exemptions you may have missed, and avoid losing your home. If you haven’t applied for SCHE and you qualify, that application alone could cut your future bills significantly.