Will Cambridge’s Zoning Reform Make Housing More Affordable?

In a historic move, the Cambridge City Council voted on February 10 to do away with single-family zoning, permitting four-story multifamily housing throughout the city. The sweeping change, which seeks to raise housing density and affordability, puts Cambridge in the company of Minneapolis, Oregon, and California, which have taken similar steps. Though the reform is a step in the right direction toward solving the housing crisis, the question remains: Will it really make housing more affordable?

Among the most important aspects of this zoning reform is the ability to construct four-story residential structures by right. On lots 5,000 square feet and larger, buildings can go to six stories, provided 20% of the units are reserved as inclusionary housing. The city estimates that this reform will result in almost 3,600 new units by 2040, 660 of them affordable. Yet critics maintain that supply does not necessarily ensure affordability, especially if market-rate housing takes precedence over affordable units.

We’ve seen a few things happen that make us wonder how well this plan is going to work. For example, 161 Cushing Street, a modest 2-family home in Strawberry Hill—which is itself a modest neighborhood—went on the market in June of 2024 for $1,795,000. It was withdrawn in July. Eight days after the zoning passed, it came back on the market for a whopping $2,649,900. Yes, you read that right. That’s almost $900K more than the original price. The logic presented by the listing agent is that now a buyer could develop the lot into luxury units. From our perspective, that knocks a bunch of our “regular” clients right out of the running. 

Zoning reform by itself will not be enough to end Cambridge's affordability crisis. Although there is no question that we need additional housing, the creation of this supply needs to be accompanied by robust policies ensuring truly affordable housing, avoiding displacement, and accommodating diverse participation in development initiatives. Only time will tell whether these zoning changes will create a more inclusive city or merely speed up market-driven development.