Understanding the Crisis and Charting Solutions

Please generate an extensive briefing on the issue of affordable housing in Saratoga Springs, clearly explaining why the cost of housing in the city has soared beyond the ability of many people to afford. 

Describe in detail the main factors in the increase and the primary units of government in Saratoga Springs and Saratoga County that are responsible for addressing it. 

Who are the main voices and decision-makers in the conversation? 

What initiatives are being proposed to address the problem? 

What panel of experts do you suggest we assemble for a Civic Conversation? 

What questions should we ask them? 

Our Workspace in NotebookLM

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Introduction

Why Housing Costs Have Soared

• Tourism and jobs: The racecourse, SPAC and downtown draw thousands of visitors each summer. Local employers such as hospitals, Skidmore College and high‑tech firms require workers. The Chamber of Commerce notes that at least 1 500 jobs were unfilled in 2023 because workers could not find housing near work
  saratoga.com.
• Population growth and desirability: Saratoga County is one of the fastest‑growing counties in the state. Saratoga Springs’ walkable downtown, good schools and cultural amenities attract retirees and remote workers.
• Second homes and investors: Many units are purchased by out‑of‑town buyers and used as second homes or short‑term rentals. Sustainable Saratoga estimated nearly 1 000 housing units were being used as short‑term rentals
  sustainablesaratoga.org. Non‑owner‑occupied rentals decrease supply for year‑round residents and drive up prices.
• Short‑term rental profits: High nightly rates during track season make short‑term rentals lucrative. Local residents told the city that homes that would otherwise be sold to families were being converted to vacation rentals, contributing to “skyrocketing” prices
  wamc.org.

Government Entities and Decision‑Makers

• Mayor John Safford (Republican) – campaigned on economic development and has publicly supported workforce housing projects. At the 2025 groundbreaking of the Springs West development, he said the city must act to avoid becoming “only for the rich” wamc.org.
• Commissioner of Accounts Dillon Moran (Democrat) – championed regulation of short‑term rentals; proposed legislation requiring owner‑occupied rentals and limiting rentals to 150 nights per year wamc.org. He introduced a registry with safety inspections and local contacts for emergency situations wnyt.com.
• Commissioner of Finance Minita Sanghvi (Democrat) – oversaw adoption of seasonal paid parking and other revenue strategies to fund city services. Her 2025 budget message notes the city identified over 1 000 properties subject to the state’s short‑term rental legislation and is developing a registry saratoga-springs.org.
• Commissioner of Public Works and Planning Board – these bodies oversee infrastructure and land‑use approvals. They evaluate projects like the Liberty Saratoga and Finley Street developments.
  
  

• Reserve at Saratoga Springs – a US$78 million project delivering 202 apartments affordable to households earning up to 60 % AMI, financed by tax credits and bonds hcr.ny.gov. Governor Kathy Hochul and HCR Commissioner RuthAnne Visnauskas described the development as part of the state’s plan to create and preserve 100 000 affordable homes cbs6albany.com.
  
  
• Springs West – 98 units at up to 80 % AMI, supported by federal and state tax credits and a city PILOT agreement hcr.ny.gov.
  
  
• Liberty Saratoga – a proposal for 212 units near the casino hotel, requiring state financing and local zoning approvals
  saratoga.com.
  
  

Key Voices in the Conversation

1. Todd Shimkus – President of the Saratoga County Chamber of Commerce: Advocates for workforce housing to fill unfilled jobs. He emphasises that high median sale prices (over US$400 k countywide and US$600 k in the city) hinder employers’ ability to attract workers saratoga.com.
2. Paul Feldman – Executive Director of SSHA: Leads public housing operations and is a key partner in the Springs West project. He highlighted that 80 % of renters were struggling with housing costs and emphasised the need for 50–80 % AMI units wamc.org.
3. Dillon Moran – Commissioner of Accounts: As noted, he spearheads short‑term rental regulations and aims to protect residential neighborhoods
   wamc.org.
4. Sustainable Saratoga (Advocacy Group): Provides research and pushes for policies like inclusionary zoning, regulation of short‑term rentals, and diverse housing types【201860408892141†L283-L347】. Their land‑use principles promote compact development within the urban core and preservation of the surrounding greenbelt sustainablesaratoga.org.
5. Developers and Non‑profit Housing Organisations: Beacon Communities, RISE Housing and Support Services, and Liberty Affordable Housing Inc. drive new projects. They work with SSHA, HCR and the city to secure financing and approvals. Ferradino, a representative for Liberty Saratoga, explains that affordable projects target households earning roughly US$45 k–US$80 k and that rents are controlled based on tenant income rather than being entirely subsidized saratoga.com.
6. Residents and Tenants: Community members testify at public hearings, often supporting more affordable housing or opposing short‑term rentals. Some express concerns about neighbourhood character, parking and property values.

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Current and Proposed Initiatives

1. Reserve at Saratoga Springs (202 units) – Completed in 2025, this project provides 202 affordable apartments for households at up to 60 % AMI. The city rezoned the site and provided a construction sales tax exemption; state financing included tax credits and bonds hcr.ny.gov. Officials heralded it as part of the state’s strategy to create 100 000 affordable homes cbs6albany.com.
   
   
2. Springs West on Allen Drive (98 units) – Under construction, replacing aging fourplexes with six new buildings containing 98 energy‑efficient units (half two‑ or three‑bedroom) at 50–80 % AMI. A PILOT agreement and waived fees from the city, along with federal and state tax credits, made the project feasible
   hcr.ny.gov. Senator Schumer highlighted that building more units will help lower housing costs hcr.ny.gov.
   
   
3. Finley Street Supportive Housing (71 units) – Approved by the City Council in September 2025, this complex will provide 71 affordable units for people leaving homeless shelters and for residents with disabilities. The council granted a PILOT agreement, allowing RISE Housing to pay a negotiated fee instead of property taxes to keep rents affordable cbs6albany.com citizenportal.ai.
   
   
4. Liberty Saratoga Apartments (212 units) – Proposed near the Saratoga Casino Hotel; this project would include 1‑3 bedroom units. The site was reclassified from rural to urban residential to allow higher density saratoga.com. State financing approval is pending.
   
   
5. City Workforce Housing Program (11 condos) – The city offers 11 two‑bedroom condos reserved for buyers with incomes at 80 % or 100 % AMI. Household income limits range from US$59 400 for one‑person households to US$121 250 for four persons. saratoga-springs.org. Though small, this program demonstrates direct municipal involvement.

1. Short‑Term Rental Regulations – In response to concerns about housing being converted to de facto hotels, Commissioner Moran introduced an ordinance requiring owners to live in the home at least 185 days per year and limiting rentals to 150 nights wamc.org. The city launched an online registry with safety inspections and a requirement for an emergency contact within 50 miles
   wnyt.com. Fees collected will support enforcement and provide data for planning.
2. Inclusionary Zoning (SPA‑Housing) – Proposed in 2017 by Sustainable Saratoga, this ordinance would require developers building 10 or more units to set aside 10–20 % as affordable (defined at 50–80 % AMI for rentals and 80–100 % AMI for ownership). Developers would receive a 20 % density bonus and other allowances in return. sustainablesaratoga.org. The affordable units would remain so for 30 years (rentals) or in perpetuity for ownership sustainablesaratoga.org. Despite robust analysis, the ordinance has not been adopted.
3. Density Bonuses and Accessory Dwelling Units (ADUs) – The city’s unified development ordinance allows a density bonus of up to 10 % for developments including affordable units. Sustainable Saratoga notes that temporary accessory dwelling rules adopted in 2017 (allowing “interim accessory dwellings”) were rarely used sustainablesaratoga.org. Expanding these programs could enable more backyard cottages or in‑law units.
4. Pro‑Housing Community Program – Saratoga Springs can participate in New York’s Pro‑Housing Community Program, which incentivizes municipalities to enact pro‑housing policies like zoning changes, accessory dwelling unit legalisation, and by‑right approvals for multi‑family developments. By earning a pro‑housing certification, the city could improve its eligibility for discretionary state funding.
5. Use of Housing Trust or Land Bank – Advocates suggest creating a housing trust fund or partnering with a land bank to acquire land for affordable housing, preserving units in perpetuity. Such a trust could be funded by fees from short‑term rentals or real‑estate transfer taxes.

County and Regional Initiatives

• Capital Region Housing Trends Report – The Capital District Regional Planning Commission (CDRPC) notes that Saratoga County has the highest median single‑family home value in the region and that the median price increased 16.6 % from 2019 to 2024 cdrpc.org. Saratoga Springs had the highest median price at US$600 k, followed by the Town of Saratoga at US$500 k cdrpc.org. These data emphasise the need for county‑wide solutions and coordination with towns on infrastructure, water, sewer and transportation.
  
  
• Regional Transit and Workforce Development – Improved public transportation linking affordable housing in outer towns to jobs in Saratoga Springs could reduce pressure on the city’s housing market. County workforce development programs can help residents access higher‑paying jobs.

Suggested Panel of Experts for a Civic Conversation

1. Dillon Moran – Saratoga Springs Commissioner of Accounts. He can speak about the city’s regulatory efforts, especially the short‑term rental registry and other housing initiatives.
2. Paul Feldman – Executive Director of the Saratoga Springs Housing Authority. He can provide insight into public housing projects and partnership opportunities with developers.
3. Todd Shimkus – President of the Saratoga County Chamber of Commerce. He offers a business perspective on workforce housing needs and economic impacts of housing shortages saratoga.com.
4. RuthAnne Visnauskas or a regional HCR representative – To explain state financing tools like LIHTC, the Pro‑Housing Community program and supportive housing initiatives hcr.ny.gov.
5. Cathy Rosenberg or another leader from Sustainable Saratoga – To articulate recommendations on inclusionary zoning, density, and conservation【201860408892141†L283-L347】.
6. A representative from Beacon Communities or RISE Housing – To share the developer’s perspective on costs, financing, construction and community engagement.
7. A tenant advocate or resident of affordable housing – To ground the conversation in lived experience, highlighting challenges with wait lists, high rents and the importance of supportive services.
8. A land-use economist or academic from SUNY or Skidmore College – To provide data on housing trends, demographic shifts and policy efficacy.

Questions for the Civic Conversation

1. Supply and demand: What factors contribute most to the housing shortage in Saratoga Springs—limited land, high construction costs, investor speculation or regulatory barriers? How do these interact?
2. Workforce housing: How are high housing costs affecting local employers’ ability to recruit and retain workers, and what types of housing (rental vs. ownership, unit sizes) are most needed saratoga.com?
3. Short‑term rentals: How have short‑term rentals impacted long‑term housing availability and prices? Is the current 150‑night limit effective, and should additional restrictions or fees be implemented wnyt.com?
4. Inclusionary zoning: Would the SPA‑Housing proposal meaningfully increase affordable units, and what modifications (e.g., unit‑size requirements or deeper affordability tiers) would make it more effective sustainablesaratoga.org?
5. Regional solutions: How can Saratoga County and neighbouring towns collaborate to support affordable housing and transportation? Should there be a county‑wide housing trust or dedicated funding stream?
6. Target populations: Besides workforce households, what groups (e.g., seniors, people with disabilities, formerly homeless individuals) need affordable housing the most, and how can supportive services be integrated citizenportal.ai?
7. Financing and incentives: What combination of tax credits, PILOT agreements, grants and local subsidies is necessary to make affordable housing financially viable, and how can the city guard against subsidy fatigue or developer windfalls?
8. Community engagement: How can the city address neighborhood opposition (NIMBYism) while ensuring equitable distribution of affordable housing?
9. Sustainability and design: How can new developments balance higher density with the city’s “City in the Country” ethos, preserve green space and incorporate energy‑efficient design?
10. Future planning: What long‑term strategies—such as establishing a housing trust, adopting inclusionary zoning, or expanding public transit—are essential to ensuring Saratoga Springs remains a diverse and economically vibrant community?

Saratoga Springs faces a serious housing affordability crisis driven by high demand, limited supply, rising costs and regulatory constraints. Households at many income levels struggle to secure housing within their means, and the median sale price now rivals those in large metropolitan suburbs. 

Yet there is reason for optimism: the city and state are investing in new mixed‑income developments, exploring regulations on short‑term rentals and considering inclusionary zoning. A comprehensive strategy that leverages state financing, local zoning reforms, regional cooperation and community engagement will be necessary to ensure that Saratoga Springs remains not only a thriving tourist destination but also a place where workers, families and seniors can live affordably.