What The Next Mayor Of Boston Needs To Do About The Affordable Housing Crisis

Introduction

The white paper “What the Next Mayor of Boston Needs to Do About The Affordable Housing Crisis”, authored by Keren Mertens Horn and Meghan Elizabeth Kallman under the Boston Area Research Initiative (BARI), provides a comprehensive framework to address one of the city’s most pressing issues — The Affordable Housing Crisis. This document serves as a policy roadmap for Boston’s next mayor, offering data-driven recommendations and policy interventions aimed at ensuring affordability, stability, and equity in the city’s housing landscape.

The authors highlight that The Affordable Housing Crisis in Boston is rooted in two overlapping phenomena: the immediate crisis triggered by the COVID-19 pandemic and the long-term crisis stemming from decades of economic growth outpacing housing supply. The paper underscores the urgent need for both immediate relief measures and structural reforms that confront historical inequities, exclusionary zoning, and the city’s growing affordability gap.

The Affordable Housing Crisis

Boston is experiencing an immediate housing crisis due to the pandemic and ensuing recession; many residents are not able to afford their rent, and, to a lesser extent, their mortgage payments. The large and diverse population of Boston also has a large and diverse set of housing needs. The City of Boston is primarily composed of renters (65%) of which 13.3% are severely cost-burdened low-income (non-student) households. Another 23.6% of households are low-income renters. Approximately one out of every five housing units in Boston is income restricted (a total of 54,000 units that have an income-based restriction), the vast majority of which are income-restricted in perpetuity, although a small share will expire before 2030. Over the past two decades, Boston has made a concerted effort to build in order to meet the growing demand for housing in the city. Between 2000 and 2018, Boston’s housing stock grew by an estimated 18.9%, from 251,935 in 2000 to 299,472 housing units in 2018. The largest increase was in units in large buildings. Boston continues to be a regional leader in building new housing, but this honor is relative: the amount of housing built is still not nearly enough to meet the growing demand in the city. Additionally, the lack of housing production in nearby cities puts further pressure on the units produced in Boston. Boston is projected to continue to grow to approximately 750,000 people by 2030, though these estimates will be revised once it becomes clearer how the COVID-19 pandemic and ensuing recession have altered mobility decisions.

Boston’s Dual Housing Crises

Boston faces two interconnected challenges: a short-term crisis born out of the pandemic-induced recession and a long-term crisis resulting from persistent underproduction of housing. The COVID-19 pandemic left many residents unable to pay rent or mortgages, creating widespread instability. As the authors note, Boston’s population is predominantly composed of renters—65% of households—of which a significant portion (over one-third) are low-income and cost-burdened. Despite efforts to expand the housing stock by 18.9% between 2000 and 2018, the city continues to experience rising housing prices and a shortage of affordable units.

Boston’s housing market remains one of the most expensive in the nation. By April 2021, the typical home sold for $680,122, while median rents hovered around $2,200 for a one-bedroom apartment. Although the pandemic temporarily softened rental prices, the rebound demonstrates the city’s persistent demand pressure. The Affordable Housing Crisis is further exacerbated by limited new housing production in neighboring municipalities, pushing demand back into Boston and tightening its already strained market.

The Roots of The Affordable Housing Crisis

To understand The Affordable Housing Crisis in Boston, the authors trace its origins to historical patterns of racial segregation and discriminatory housing policies. The legacy of redlining by the Federal Housing Authority between the 1930s and 1960s institutionalized racial and economic segregation, disproportionately affecting Black communities. By 1970, Boston’s suburbs were nearly 98% white, and this segregation has endured through exclusionary zoning and generational wealth disparities. Today, more than 60 municipalities in Greater Boston remain over 90% white, reinforcing inequality in access to affordable housing.

Furthermore, suburban stagnation in housing production deepens The Affordable Housing Crisis. Between 2010 and 2020, most towns in Massachusetts built little to no new housing. Of the 100,000 new units produced statewide during this decade, one-third were built in Boston alone. This imbalance has placed immense pressure on the city to meet regional demand. Homeownership inequality mirrors these structural inequities — in 2015, the average white household’s wealth in Boston was $247,500 compared to just $8 for Black households. This staggering racial wealth gap directly reflects barriers in homeownership access, emphasizing the racial dimension of The Affordable Housing Crisis.

Housing as a Human Right

Massachusetts stands out as a “Right to Shelter” state since 1983, affirming that housing is a basic human right. The white paper connects this legal framework to the global principles enshrined in Article 25 of the Universal Declaration of Human Rights. The authors argue that recognizing housing as a right, not a privilege, should guide the city’s approach to The Affordable Housing Crisis. Yet, despite this right, structural forces continue to perpetuate inequities. High costs of living, limited land supply, and exclusionary zoning policies threaten Boston’s socioeconomic diversity and long-term sustainability.

The COVID-19 pandemic also revealed new vulnerabilities. Many Bostonians faced eviction risks, and nearly 21% of Massachusetts’ population was deemed at risk of losing housing. The authors argue that unless the city and region adopt comprehensive reforms, The Affordable Housing Crisis could undermine Boston’s economic vitality and social fabric.

The Mayor’s Role: Four Core Priorities

The report outlines four key priorities that Boston’s next mayor must pursue to effectively address The Affordable Housing Crisis:

  1. Help people stay in their homes.

  2. Continue to build towards a more affordable city.

  3. Create equity-centered housing policies.

  4. Partner with regional and federal allies.

Each priority represents a multifaceted strategy aimed at stabilizing the housing market, enhancing affordability, and ensuring that housing policies advance social and racial equity.

1. Helping People Stay in Their Homes

The first step in confronting The Affordable Housing Crisis is preventing displacement. The next mayor must strengthen programs such as the Rental Relief Fund to ensure timely and equitable access to financial assistance. The authors recommend streamlining application processes, improving multilingual support, and ensuring adequate funding through federal stimulus packages like the American Rescue Plan.

Another key intervention involves exploring rent stabilization policies. Although controversial, rent stabilization can provide long-term predictability for tenants in an expensive market like Boston. The paper cites Oregon’s statewide policy, which caps annual rent increases at 7% plus inflation, as a model worth considering. These measures could shield low- and middle-income renters from unsustainable rent spikes and slow the deepening of The Affordable Housing Crisis.

2. Building a More Affordable City

A sustainable solution to The Affordable Housing Crisis requires an expansion of both market-rate and below-market housing. The authors argue that zoning reform is critical to overcoming restrictive local regulations that limit housing supply and inflate costs. Key recommendations include:

The paper highlights how zoning practices create a “vicious circle,” where public resistance to gentrification leads to tighter regulations, which in turn worsen affordability. Breaking this cycle is essential for alleviating The Affordable Housing Crisis.

To further incentivize affordability, the authors recommend linking tax incentives and subsidies to affordability mandates. Developers benefiting from public tax agreements—such as Special Tax Assessment (STA) or Tax Increment Financing (TIF)—should be required to include a percentage of deed-restricted affordable units. Models like New York City’s “421-A” program demonstrate how targeted tax policy can advance affordability goals.

Additionally, the paper urges the creation of a dedicated and consistent funding stream for affordable housing. Cities like Portland and Seattle have adopted real estate transfer taxes to fund housing trusts. Boston could replicate these approaches to ensure that funding for affordable housing is insulated from annual budget fluctuations, thus reinforcing the long-term fight against The Affordable Housing Crisis.

Finally, the report emphasizes leveraging federal funds and programs like the CARES Act and the National Housing Trust Fund. The authors insist that every dollar invested must advance a broader vision of equitable and sustainable development, including infrastructure improvements such as broadband access, clean transit, and climate-resilient construction.

3. Equity-Centered Housing Policies

A defining element of The Affordable Housing Crisis is its disproportionate impact on marginalized communities. To confront this, the next mayor must adopt an equity lens across all housing policies. The authors argue that equitable housing is inseparable from racial justice and economic recovery.

The paper identifies a major disparity in city contracting: minority- and women-owned businesses account for only 16.9% of eligible contracts. To address this imbalance, the next mayor should establish capacity-building programs that expand opportunities for these businesses within the housing sector. This approach not only promotes inclusivity but also stimulates local economic growth.

Another major focus is expanding homeownership opportunities for low-income and minority households. Down payment assistance programs and targeted grants can reduce barriers to entry, while education initiatives can bridge knowledge gaps about mortgage qualifications and federal benefits. The report cites data showing that many Black and Hispanic households misunderstand or lack access to mortgage information, perpetuating inequality.

To ensure efficiency and accountability, the authors recommend partnering with universities and public-interest research groups to evaluate existing programs. Such collaborations can generate data-driven insights to improve the effectiveness of policies combating The Affordable Housing Crisis.

4. Partnering with Regional and Federal Allies

No single city can resolve The Affordable Housing Crisis alone. Boston’s next mayor must therefore collaborate across municipal, state, and federal levels. On the national stage, local leaders should advocate for expanded federal investments in affordable housing, such as proposals championed by Senators Elizabeth Warren and Ed Markey. The report notes that despite campaign promises, federal rental assistance expansion remains limited, making local advocacy essential.

At the regional level, Boston should lead efforts to coordinate housing policy among neighboring municipalities. The paper highlights that exclusionary zoning and limited housing production in suburbs amplify Boston’s burden. The mayor should push for a regional housing plan aligned with the goals of Boston 2030, ensuring that all communities share responsibility for providing affordable housing. Collaborative policymaking could mitigate the uneven development that lies at the heart of The Affordable Housing Crisis.

The Intersection of Housing, Climate, and Health

Addressing The Affordable Housing Crisis presents an opportunity to integrate broader urban challenges — particularly climate change and public health. The paper emphasizes that new housing initiatives should simultaneously advance environmental resilience. For instance, energy-efficient buildings, flood-resistant infrastructure, and green urban planning can make the city more sustainable while reducing household energy costs. This approach aligns affordable housing development with Boston’s climate action goals.

Moreover, stable and affordable housing correlates directly with better mental and physical health outcomes. The pandemic exposed how housing insecurity contributes to stress, illness, and instability. By expanding affordable housing, the city would also invest in public health and social wellbeing, strengthening its resilience against future crises.

Housing Justice and Social Inclusion

The authors advance the idea of housing justice, expanding beyond numerical housing targets to consider who is housed and why others are not. True progress on The Affordable Housing Crisis demands policies that dismantle systemic barriers facing marginalized groups — including people of color, immigrants, seniors, and persons with disabilities. Housing justice envisions a Boston where all residents, regardless of income or background, can access high-quality, safe, and dignified homes.

Through this framework, the next mayor can transform The Affordable Housing Crisis from a crisis of scarcity into an opportunity for inclusion and renewal. By linking affordability to equity, Boston can model a just urban housing system that prioritizes human dignity over market speculation.

Policy Recommendations Recap

1. Immediate Support and Anti-Displacement Measures

2. Expanding Housing Supply

3. Promoting Equity and Inclusion

4. Building Regional and Federal Partnerships

Conclusion

The paper concludes with a powerful message: The Affordable Housing Crisis represents both a challenge and an opportunity. As Winston Churchill famously said, “with crisis comes opportunity.” Boston’s next mayor has a historic chance to build a more inclusive, sustainable, and resilient city by tackling housing affordability head-on.

The authors emphasize that solving The Affordable Housing Crisis requires coordinated action, moral clarity, and long-term commitment. Housing policy must be seen not only as economic policy but as a cornerstone of public health, environmental sustainability, and racial justice. By integrating these values, Boston can “build back better” — transforming its housing crisis into a foundation for a more equitable future.

In essence, The Affordable Housing Crisis is not merely a shortage of units but a reflection of broader social inequities and policy failures. Addressing it demands a holistic vision—one that balances immediate relief with structural reform, and economic efficiency with human dignity. If Boston’s next mayor can mobilize public will, align stakeholders, and implement the recommendations outlined in this white paper, the city can set a national example for inclusive and sustainable urban housing policy.

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