NYC's 485-x Tax Incentive: A Comprehensive Guide to the Affordable Neighborhoods for New Yorkers Program

What Real Estate Developers Need to Know About This Game-Changing Program

The housing crisis in New York City has reached critical levels, with the city facing what officials describe as "the worst housing shortage in half a century." In response, New York State has introduced the Affordable Neighborhoods for New Yorkers Tax Incentive program, commonly known as 485-x, aimed at stimulating the creation of affordable housing throughout the city.

As Housing Preservation and Development Commissioner Adolfo Carrion Jr. stated: "This City is for all of us and Affordable Neighborhoods for New Yorkers will let us build housing so that it works for everyone."

Let's dive into what this program offers and how you can benefit from it.

Program Overview

The 485-x program provides significant real property tax exemptions for the construction of new multiple dwellings and eligible conversions (excluding hotels). Adopted on April 20, 2024, with HPD rules implemented on December 16, 2024, this program offers an excellent opportunity for developers looking to enter or expand in the NYC housing market.

Key Eligibility Timeline:

• Projects must commence after June 15, 2022, and on or before June 15, 2034

• All projects must be completed on or before June 15, 2038

• Properties must contain six or more dwelling units

Program Options: Finding Your Fit

The program offers multiple paths to tax benefits based on your project's size, location, and tenure:

Option A: Large Rental Projects (100+ units)

• Benefits: 35-year tax exemption plus up to 3 years of construction period benefits

• Affordability Requirement: 25% of units must be affordable at an average of 80% AMI (with no more than 3 AMI income bands, highest capped at 100%)

• Very Large Projects (150+ units) in designated Zones A and B receive enhanced benefits:

  • 40-year exemption

  • Up to 5 years of construction period benefits in Zone A

  • Up to 3 years of construction period benefits in Zone B

  • Affordability requirement of 25% of units at an average of 60% AMI

Option B: Modest Rental Projects (6-99 units)

• Benefits: 35-year tax exemption plus up to 3 years of construction period benefits

• Affordability Requirement: 20% of units must be affordable at an average of 80% AMI (with no more than 3 AMI income bands, highest capped at 100%)

Option C: Small Rental Projects (6-10 units)

• Benefits: 10-year tax exemption plus up to 3 years of construction period benefits

• Requirements:

  • At least half of units must be rent-stabilized

  • Cannot be located in Manhattan

  • Cannot be on zoning lots permitting residential floor area exceeding 12,500 sq. ft.

Option D: Homeownership Projects (6+ units)

• Benefits: 20-year tax exemption plus up to 3 years of construction period benefits

• Requirements:

  • Assessed valuation per square foot cannot exceed $89 upon first assessment after completion

  • Owners must maintain units as primary residence for at least 5 years

  • Cannot be located in Manhattan

Permanent Affordability: A Key Feature

One of the most significant aspects of the 485-x program is its commitment to long-term affordability:

• All affordable housing units will be permanently affordable

• All restricted units will be permanently rent-stabilized

• Units with HPD-approved tenants remain subject to rent stabilization even if applications are denied, withdrawn, or never filed

Wage Requirements

The program includes important labor provisions:

• Building Service Employees must receive prevailing wages for the duration of the benefit period (with some exceptions for smaller buildings and deeply affordable projects)

• Construction Work wage requirements vary by project size:

  • 100+ unit projects: Minimum $40/hr (increasing 2.5% annually)

  • 150+ unit projects in Zone A: Minimum $72.45/hr (increasing 2.5% annually) or 65% of prevailing wage

  • 150+ unit projects in Zone B: Minimum $63/hr (increasing 2.5% annually) or 60% of prevailing wage

• Projects with Project Labor Agreements are exempt from these requirements

MWBE Participation

The program requires that eligible sites make reasonable efforts to spend at least 25% of total applicable costs on contracts with minority and women-owned businesses.

Selling or Managing Units Under 485-x

If you're planning to sell units or manage properties under this program, keep these factors in mind:

• For Homeownership Units:

  • Buyers must maintain primary residence for at least 5 years

  • Sale restrictions may apply based on affordability requirements

  • Transfer documentation must reflect program requirements

• For Rental Properties:

  • All affordable units must be permanently affordable

  • All restricted units must remain permanently rent-stabilized

  • Units must share common entrances and areas with market-rate units

  • Specific marketing and tenant selection procedures apply

  • Ongoing compliance monitoring will be required

Application Process

Ready to apply? Follow these steps:

1. Submit the Application Registration form (deadline: 6 months after commencement)

2. Receive a docket sequence from HPD's Tax Incentives Programs unit

3. For Options A & B: Submit the required workbook and affidavits

4. For Options A & B: Submit Notice of Intent to begin marketing

5. For Options A & B: Submit executed Marketing Monitoring Contract

6. Submit the Application specific to your project's Affordability Option

7. Submit MWBE Affidavit with your Application

8. Submit a completed draft restrictive declaration specific to your project option

Next Steps

The 485-x program represents a significant opportunity for developers committed to creating affordable housing in New York City. The substantial tax benefits make projects financially viable while addressing the city's critical housing needs.

All required forms and templates are available through the NYC HPD website. For specific questions about the program or application process, contact 485-x_anny@hpd.nyc.gov or call (212) 863-6603.

Whether you're developing rental properties or homeownership units, the 485-x program offers pathways to create housing that works for all New Yorkers while protecting your bottom line.

How Yeo Real Estate Can Help

• Marketing & Sales: For homeownership projects, we provide specialized marketing services that meet HPD requirements

• Property Management: Our management team understands the unique requirements of rent-stabilized and affordable units

Phone: (646) 940-0611
Email: yeo@yeonyc.com

This blog post is for informational purposes only and does not constitute legal or financial advice. Developers should consult with appropriate professionals before proceeding with any real estate development project.