Maine’s Affordable Future: A Bold Plan to Lower Costs and Strengthen Maine Families

Maine is facing an affordability crisis.

At dozens of campaign events across our state, I have heard directly from thousands of Mainers about the strain rising costs are putting on their lives. Parents talk about juggling child care and mortgage payments. Seniors describe stretching fixed incomes to cover heating bills and prescriptions. Small business owners and community leaders tell me they cannot recruit or retain workers because people simply cannot afford to live here. These are not abstract policy debates,  they are daily realities.

That is not the Maine we want, and it is not the Maine we should accept.

At the same time, President Trump has failed to address rising costs. Instead of stabilizing families and investing in working people, the administration and its allies have deepened uncertainty and left states to fend for themselves. When the federal government fails to act, or makes matters worse, governors must step up.

As Governor, I will focus relentlessly on lowering everyday costs for Mainers and strengthening the foundations of our state’s economy. That’s why I’ve already released a comprehensive health care plan to cap out-of-pocket costs and hold insurers accountable. And it’s why I’m now proposing this bold affordability agenda — a coordinated plan to increase housing supply, stabilize energy prices, make child care sustainable, expand access to affordable education, and deliver meaningful property tax relief.

There are no easy answers to rising costs. The pressures families are facing did not appear overnight, and they will not disappear overnight. But we can make thoughtful, sustained investments, hold systems accountable, and take concrete steps to bring stability back to household budgets. Maine families deserve a state government that takes these challenges seriously and acts with urgency and care. That is my commitment as your next governor.

-Dr. Nirav Shah

Executive Summary: Dr. Shah’s Plan to Lower Costs and Strengthen Maine Families

• Increase housing supply at scale by setting statewide production targets, streamlining permitting, and expanding workforce training to build more homes faster.
• Support first-time homebuyers with responsible mortgage guarantees, down payment assistance, and targeted help for working families.
• Preserve existing housing and stabilize rental markets to prevent displacement and keep communities strong.
• Hold utilities accountable and reform energy policies to reduce price spikes and protect ratepayers.
• Modernize Maine’s electric grid and invest in renewable energy to deliver long-term price stability and good-paying jobs.
• Build public-private partnerships to make child care affordable for families and sustainable for providers.
• Make the first two years of community college tuition-free permanently, expand access for recent graduates and adult learners, and align programs with Maine’s workforce needs.
• Deliver meaningful property tax relief by supporting a targeted millionaires tax to fund direct property tax reductions and expanding the Homestead Exemption to lower tax bills for permanent Maine residents.

HOUSING

Housing in Maine is simply too expensive, and there isn’t enough of it.

Over the past several years, home prices have surged while rental costs have climbed faster than wages. The median home price in Maine has more than doubled over the past decade, putting homeownership out of reach for many first-time buyers. Rents have risen sharply in both urban and rural communities, leaving too many families spending well over 30% (and often more than 50%) of their income just to keep a roof over their heads.

At the same time, housing supply has not kept pace with demand. Maine is building far fewer homes than we need, and we need an estimated 84,000 homes by 2030. Construction slowed for years after the Great Recession and never fully recovered. Today, we face a significant housing shortage driven by:

• An aging housing stock and limited new construction
• Labor shortages in the building trades
• Rising construction costs and supply chain pressures
• Local zoning rules that restrict density and multi-family development
• A surge in out-of-state buyers and second-home purchases
• Short-term rentals reducing long-term housing availability

The result is a housing system under real strain. Young families are struggling to find starter homes they can afford. Workers cannot afford to live near their jobs, which affects businesses and local economies. Seniors who want to downsize often have nowhere to go. And employers across Maine are finding it increasingly difficult to recruit and retain talent because housing is either unavailable or out of reach.

Maine cannot grow, attract workers, or support working families if people cannot afford to live here.

Addressing our housing crisis is not optional. Indeed, housing is the solution to many of the challenges facing Maine. It is central to building an affordable, sustainable future, and it requires bold, coordinated action to increase supply, lower costs, and ensure every Mainer has access to affordable, stable, and attainable housing. 

As Governor, I will:

Build More Homes — At Scale

Maine simply does not have enough homes. For too long, we have underbuilt while demand has grown — driving up prices and pushing families out. If we want working people to stay here, raise their kids here, and build their futures here, we must dramatically increase housing production.

• Set a clear statewide housing production target and hold state agencies accountable for meeting it.
• Create a Housing Fast-Track for projects that add affordable, workforce,  and missing-middle housing in high-demand areas.
• Expand MaineHousing’s capacity to finance significantly more affordable and workforce units each year.
• Use state bonding strategically to unlock large-scale housing construction and leverage private investment.
• Identify appropriate surplus state-owned land that can be responsibly developed for housing.
  
  

Build Smart, Dense Housing Where It Makes Sense

We don’t just need more homes. We need to build them in the right places. Smart, denser housing in downtowns and near jobs lowers costs, protects farmland and forests, reduces traffic, and strengthens local economies.

• Incentivize higher-density housing in population centers, near jobs, and along existing infrastructure.
• Support “missing middle” housing (e.g., duplexes, triplexes, small apartment buildings, state and cottage clusters) so working families have real options.
• Tie state infrastructure funding to pro-housing zoning policies that allow smart growth.
• Build on and strengthen existing zoning reforms, expanding accessory dwelling units (ADUs) and small-lot development opportunities statewide.
• Encourage mixed-use development that brings housing, small businesses, and services together in walkable downtowns.

Preserve and Protect Existing Housing

One of the fastest ways to address our housing shortage is to stop losing the homes we already have. Preserving existing housing is often more affordable than building new, and it keeps families rooted in their communities.

• Expand funding to preserve aging affordable housing before it converts to market-rate units.
• Support rehabilitation of older homes in rural communities to keep them safe, livable, and affordable.
• Provide low-interest loans to landlords who commit to keeping units affordable long term.
• Invest in weatherization and energy-efficiency upgrades to lower heating and utility costs for families.
• Create a small landlord stabilization fund to prevent displacement and maintain stable rental housing.
  Even when communities want housing, red tape and delays make projects more expensive and harder to complete. We need a system that encourages efficient building, not one that stalls it.

• Set firm timelines for state agency permit review so housing projects don’t languish for months or years.
• Create a one-stop permitting system to simplify and streamline housing approvals.
• Modernize building codes to allow modular, prefabricated, and innovative construction methods.
• Reduce duplicative and unnecessary reviews that delay responsible development.
• Appoint a Housing Ombudsman to help municipalities, builders, and communities move projects forward efficiently.
• Provide planning assistance to municipalities to speed review and approvals.

Strengthen the Housing Construction Workforce

We cannot build more homes without more skilled workers. Addressing the housing crisis means investing in the people who will do the work, and ensuring that housing construction creates high-paying, quality jobs that support Maine families. By expanding the building trades, we can increase housing supply while strengthening our workforce and supporting good-paying union careers across the state.

• Expand apprenticeship and workforce training programs in the building trades.
• Create workforce-to-housing pipelines that connect training programs directly to active construction projects.
• Streamline licensing reciprocity to attract skilled trades workers to Maine.
• Partner with community colleges and technical schools to scale construction training programs statewide.

Help First-Time Homebuyers Compete

Too many working Mainers can afford a mortgage payment, but can’t afford the upfront costs. We need smart, responsible tools to help Maine families compete in today’s housing market.

• Create a State Mortgage Co-Sign Program structured as a loan guarantee, not a direct subsidy, to help creditworthy first-time buyers secure financing.
• Limit eligibility to first-time homebuyers under defined income thresholds, ensuring the program supports working and middle-income Maine families.
• Pool and manage risk through MaineHousing, using proven underwriting standards and fiscal oversight.
• Include sunset provisions and fiscal safeguards, with regular review to ensure the program is financially responsible and achieving its goals.
• Expand down payment assistance for income-eligible families.
• Offer closing cost assistance for middle-income buyers who are priced out of the market.
• Partner with local banks and credit unions to unlock affordable mortgage products tailored to Maine communities.

Stabilize Rental Housing and Prevent Displacement

Renters are being squeezed by rising costs and limited availability. We must protect housing stability for the hundreds of thousands of Mainers who rent.

• Expand rental assistance and eviction prevention programs to keep families housed during financial hardship.
• Provide incentives for long-term leases in workforce housing developments.
• Increase access to legal support for tenants facing eviction.
• Encourage municipalities to strengthen fair housing protections.
• Explore targeted property tax incentives tied to long-term rent stabilization agreements.

Keep Homes Available for Mainers & Address Short-Term Rentals 

Homes should be places to live,  not just investment vehicles. We must ensure Maine housing serves Maine people.

• Study and regulate high-density short-term rentals in housing-constrained markets.
• Allow municipalities to limit short-term rentals in high-pressure zones.
• Explore policy tools to discourage large-scale speculative purchasing where it harms local supply.

ENERGY

Energy costs in Maine are too high,  and families are feeling it.

In recent years, electricity supply costs have surged, especially during cold winters when natural gas prices spike. New England relies heavily on natural gas for electricity, and when gas prices rise, Maine families pay the price. At the same time, Maine’s transmission system requires ongoing capital investment, and current regulations allow utilities to earn a fixed return based on how much they invest in infrastructure.

There is no magic switch that instantly lowers prices. Bringing costs down will require both immediate relief and long-term investments that stabilize pricing and reduce our exposure to volatile fossil fuel markets.

As Governor, I will pursue a two-track strategy: short-term relief for families and long-term structural reforms to stabilize and lower energy costs over time.

Short-Term Relief: Lower Bills and Increase Accountability

We cannot wait years to help families struggling today.

As Governor, I will:

• Work with lawmakers and regulators to fix the rules that determine how utilities earn profits, making sure ratepayers come first and that families are not footing the bill for unnecessary spending.
• Expand energy assistance and efficiency programs to immediately lower household costs.
• Advocate regionally for better winter fuel planning to avoid the kind of natural gas price spike that hit New England this year.
  
  

Long-Term Stability: Build a Modern, Affordable Energy System

Maine cannot control global fuel markets,  but we can control whether Maine is prepared for the future. If we want durable price stability, we must reduce our dependence on volatile fossil fuel markets and invest in long-term infrastructure. 

Renewable energy, particularly wind, has near-zero marginal cost once built. That means after the initial investment, the cost to produce electricity remains stable and low. Over time, that stability protects families from fuel price shocks.

As Governor, I will:

• Make strategic capital investments to modernize Maine’s electric grid so it can accommodate more renewable energy and reduce long-term costs.
• Accelerate the transition to clean energy sources that provide price stability over time.
• Position Maine as a leader in offshore wind infrastructure, including port development and working waterfront upgrades.
• Invest in workforce development so Maine workers, including union workers,  can lead the offshore wind buildout across the Northeast.
• Ensure that when federal support returns for offshore wind, Maine is ready to compete for projects and jobs.
• Protect working waterfront communities by ensuring development includes strong labor standards and pathways for local workers.

CHILDCARE

Child care in Maine is too expensive for families and unsustainable for providers.

In many parts of the state, child care costs rival, or exceed, a mortgage payment. At the same time, child care providers struggle to stay open because the math simply doesn’t work. Child care is labor-intensive by nature: you need enough trained adults to safely care for small groups of children. That means staffing costs are high. But families cannot afford to pay what it truly costs to operate a center, and providers cannot afford to pay staff what they deserve.

The result is a broken system:

• Parents leave the workforce because they can’t find care.
• Providers close classrooms because they can’t hire staff.
• Early childhood educators are underpaid despite doing essential work.
• Employers struggle to recruit and retain workers.

This is not just a family issue; it is an economic issue. If parents can’t access child care, businesses cannot grow, and Maine cannot compete. We need a new model that shares responsibility and makes child care affordable, sustainable, and fair.

A Public-Private Partnership for Child Care

As Governor, I will pursue a bold, employer-engaged model that brings businesses, communities, and government to the table.

• Expand public-private child care partnerships that bring employers, communities, and the state together to fund and sustain child care centers.
• Establish a clear cost-sharing model where employers contribute to child care centers in exchange for reserved seats for their employees, strengthening workforce retention.
• Create pooled employer partnership models so small and mid-sized businesses can jointly fund and access child care seats in their region.
• Leverage state matching funds to stabilize centers that participate in employer partnerships and ensure those investments translate into competitive wages for early childhood educators.
• Prioritize expansion of infant and toddler care (where shortages and staffing costs are highest) by directing partnership funding to communities with the greatest unmet need.
• Provide start-up grants and low-interest loans to help new providers open or expand, particularly in rural communities and child care deserts.
• Support wage supplement programs and career ladders that allow early childhood educators to build long-term, sustainable careers in the field.
• Partner with organizations like United Way and other community leaders to scale this model statewide.

The Goal

Child care should not force parents to choose between their jobs and their children. And early childhood educators should not have to choose between their calling and a living wage.

By bringing employers into the solution and building smart public-private partnerships, we can create a child care system that works for families, for workers, and for Maine’s economy.

EDUCATION

Education should open doors, not create debt.

For too many Maine families, the cost of higher education and workforce training is a barrier to opportunity. Students graduate with debt that delays buying a home, starting a family, or launching a small business. At the same time, Maine faces workforce shortages in critical professions like health care, education, and child care. We cannot build a strong economy if we price people out of the very training that prepares them to contribute to it.

Making education more affordable is not just about students,  it’s about strengthening Maine’s workforce, stabilizing communities, and ensuring opportunity is within reach for everyone.

1. Targeted Grants and Loan Repayment for High-Need Professions
Maine needs more nurses, teachers, child care providers, and skilled workers, and we should help the people willing to fill those roles.

As Governor, I will:

• Expand targeted grant programs for students pursuing degrees or certifications in high-need fields like health care, education, child care, and the skilled trades.
• Create or expand loan repayment assistance programs for graduates who commit to working in Maine for a defined period of time.
• Prioritize rural and underserved communities in loan repayment eligibility.
• Partner with employers and health systems to co-fund workforce scholarship programs.
• Ensure programs are structured with clear service commitments so public investment strengthens Maine’s long-term workforce.

This approach lowers debt while directly addressing workforce shortages.

2. Make Free Community College Permanent 
Community colleges are one of the fastest, most affordable pathways into good-paying jobs, and they are essential to Maine’s economic future.

As Governor, I will:

• Make the first two years of community college tuition-free for all Maine residents a permanent fixture of Maine’s educational landscape. 

• Ensure eligibility includes recent high school graduates and adult learners seeking career transitions.

• Align community college programs with workforce needs in health care, construction, clean energy, technology, and advanced manufacturing.

• Strengthen transfer pathways from community colleges to four-year universities to keep education affordable.

• Pair tuition support with advising and completion support services to increase graduation rates.

This investment helps Maine families reduce debt, builds our workforce pipeline, and keeps young people in our state.

PROPERTY TAX RELIEF

Maine families are feeling squeezed from every direction. The cost of housing is rising. Insurance premiums are climbing. Groceries and everyday expenses are higher than they’ve been in years. For many homeowners, and for renters whose costs are tied to local taxes,  property taxes have become one of the biggest and most unpredictable pressures in their household budget.

In too many communities, especially small towns and rural parts of our state, rising education and municipal costs fall heavily on local property taxpayers. Seniors on fixed incomes, working families trying to buy their first home, and long-time residents who want to stay in the communities they love are all feeling that strain. If we are serious about affordability, we have to provide relief where we can. And that starts with property taxes.

To provide real, structural property tax relief, as Governor I will:

• Support a targeted millionaires tax dedicated to property tax relief. I will back legislation that asks those earning over $1 million per year to contribute more, with revenues directed to local municipalities for the specific purpose of reducing the property tax burden on homeowners and renters. 
• The legislation must clearly require that funds be used to lower required local contributions and provide direct, measurable relief to taxpayers,  not absorbed into general spending.
• By pairing fairness at the top with clear accountability in how funds are distributed, we can ease the burden on Maine families and make it more affordable to live and stay in our state.
• Expanding the Homestead Exemption. We will increase the state’s Homestead Exemption for all permanent, year-round residents. This isn’t just a small adjustment; it is a direct, progressive reduction in the tax bill for every household that calls Maine home. By increasing the exempted value, we ensure that the tax burden is shifted away from our families, seniors, and working people.