MONTPELIER, Vt. (WCAX) - A new report in front of Vermont lawmakers outlines a path forward on raising taxes on second homes, which some say would take pressure off Vermont taxpayers while addressing the state’s housing crisis.

Vermont has two classifications for tax collections: on primary homesteads where people live, and another on everything else, including commercial buildings, apartments, farms and second homes.

According to the Vermont Housing Finance Agency, almost 20% of Vermont homes are considered vacant, and 75% of those are classified as seasonal, occasional use or vacation homes.

Last year’s massive education reform bill set in motion the creation of a new tier of property taxes, which would essentially double the tax on second homes.

Supporters like state Rep. Emilie Kornheiser say higher taxes on second homes could generate more revenue for schools and chip away at Vermont’s housing shortage by pushing some vacation homes onto the market.

“If you can afford to purchase a home and not live in it, you can afford to pay more in your property taxes, as well,” said Kornheiser, D-Brattleboro. “We’re trying to fix a policy problem about a shortage of housing and making sure that housing people have is more affordable.”

But others warn about the potential for second homeowners to vote with their feet.

“I’ve already described second homeowners as people who vacation here on steroids,” said Peter Tucker of the Vermont Association of Realtors.

Tucker worries that steeper taxes on vacation homes could have unintended consequences, driving down property and overall grand list values, thereby raising the tax burden on the rest of Vermonters.

“It will spread to the marketplace and it will become consistent across all price points, basically,” Tucker said.

There’s a lot that still needs to be worked out, including defining what a second home is and avoiding rising taxes on properties like deer camps.

“It’s a much more challenging question than you would imagine,” Vermont Deputy Tax Commissioner Rebecca Sameroff said.

Tax officials say analyzing properties across the state would be complex. Despite potentially adding hundreds of millions of dollars into Vermont schools, leaders say putting more money into the education fund won’t solve systemic education issues.

“For years, we’ve been dedicating more and more revenue to the education fund and it has not done anything to stabilize property taxes. They have continued growing despite more revenue sources in there,” Sameroff said.

Vermont is not alone in pursuing new taxes. States like California and Montana have considered higher taxes or surcharges on vacation homes.

The Vermont proposal is tied to sweeping education reforms and a contingency that lawmakers need to create and vote on larger, consolidated school districts this year. Otherwise, the new tax on second homes will not move forward.

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