Below is a letter written to all homeowners:

This does not represent the views of the Board, nor was this written by the board, this is simply an open letter by a concerned homeowner at Hunter Highlands I.

Dear Fellow Homeowners,

My name is Max Noble, and I’m reaching out to you as a neighboring homeowner at Hunter Highlands Phase I. I’ve been an owner since 2021 and currently own two one-bedroom units, D6 and B4. Some of you I’ve had the pleasure of meeting, while others I look forward to connecting with. Unfortunately, I missed last year’s Annual Homeowners Meeting (for a good reason—my daughter was born!), but I want to ensure our voices are heard on important community matters.

I am writing today because our HOA board is considering banning short-term rentals, such as Airbnb, starting next year. I strongly believe this decision would negatively impact all homeowners, and I urge you to oppose the ban for the following reasons:

Why We Should Oppose the Airbnb Ban

1. Significant, Swift Decline in Property Values – Restricting short-term rentals limits homeowner flexibility, making properties less appealing to buyers and investors. Such restrictions could lead to a 20-50% drop in resale values by reducing the pool of potential buyers. This was proposed in Hunter Highlands Phase II just last week, and already listings have popped up and prices dropped 20% overnight. This would erase the home value appreciation seen in recent years, potentially leaving some homeowners with mortgages that exceed their property’s worth.

2. Fair & Responsible Ownership – Many of us rely on short-term rentals to help offset costs. Instead of an outright ban, we should be discussing reasonable regulations that balance community concerns with homeowners' rights.

Why a 30-Day Minimum is Not the Answer 

A 30-day minimum rental requirement may seem like a compromise, but it actually creates more problems than solutions.

1. Loss of Flexibility - Most of us don’t want to rent our units for an entire month—we want the flexibility to rent them out for a weekend while still being able to use them ourselves throughout the month! That’s the essence of our community: a place for owners to enjoy while also welcoming visitors.

2. Legal Complications - In the state of New York, a guest legally becomes a tenant after 30 days, which introduces potential legal complications for homeowners. This could make it significantly harder to remove problematic renters, leading to long-term occupancy disputes and loss of control over our own properties.

3. Property Maintenance - Short-term rentals allow owners to regularly check on their units and surrounding areas, ensuring that everything remains in good condition. Long-term renters, on the other hand, may not take the same level of care, potentially causing more damage than their rents are worth.

4. Insurance Costs - One common argument for a 30-day minimum is that short-term rentals increase insurance costs. However, insurance premiums have been rising significantly across upstate New York due to factors like natural disasters, rising repair costs, and increased property values—trends that affect all homeowners, not just those who rent their units. In fact, homeowners insurance rates in New York have surged by approximately 29% since 2018 (Patch, ValuePenguin).

A 30-day renter would have more foot traffic than a short-term renter simply because they are present more frequently, using shared amenities more often, and potentially creating more wear and tear than a guest who only stays for a few days.

Improving Communication & HOA Operations

Beyond the rental issue, I believe our HOA could benefit from modernization efforts to streamline operations and reduce unnecessary costs. Some ideas include:

• Improving Communication – I am organizing a Facebook group and an email list (sign up at hunterhighlands.com) to keep homeowners informed and engaged.

• Modernizing Payments & Operations – Our HOA currently pays $13,000 a year to an accounting firm, yet we still lack online payment options. We should implement an automated billing system while still keeping the option for homeowners who prefer to send checks.

• Property Management Software – A modern system would streamline communication, payments, parking passes, and maintenance tracking, making our operations more efficient and transparent.

I encourage you to join the conversation and share your thoughts. Let’s work together to ensure our community remains a great place to live, invest, and visit.

Please feel free to reach out to me directly, and I hope to connect with you all soon!

Best regards,

Max Noble

Homeowner, and Neighbor

646-275-9215

maximnoble@gmail.com