Medford Affordable Housing Trust Action Plan and Guidelines, 2025-2030
Introduction
The Medford affordable housing trust was established by the Medford City Council in 2024 to address the city’s growing housing affordability crisis through pooled resources and strategic policy advocacy. This new entity, overseen by a volunteer Board and supported by the Office of Planning, Development, and Sustainability (PDS), operates under Massachusetts General Laws Chapter 44, Section 55C.
The resulting Action Plan and Guidelines for 2025-2030 outline a comprehensive roadmap for creating and preserving community housing for low- and moderate-income residents. By evaluating socio-economic data and gathering extensive public input, the Board has developed a framework that integrates financial mechanisms, zoning reforms, and partnership models to meet local housing needs.
Understanding the Market Context and Demographic Shifts
To effectively deploy resources, the Medford affordable housing trust first conducted a rigorous market assessment using data from the American Community Survey, the US Census, and local assessor databases. The findings reveal significant demographic shifts that drive housing demand.
Between 2010 and 2020, Medford gained over 4,000 young adults aged 20 to 34, representing a 28 percent increase, while other age groups remained static or declined. This surge has led to a rise in non-family households, often consisting of unrelated roommates, as individuals seek shared living arrangements to manage costs.
Housing stock in Medford is characterized by its age and type. Approximately 35 percent of units are in two- to three-family buildings, most of which are around 100 years old. Since 1940, the construction of multi-family homes sharply declined, with newer developments focusing largely on single-family homes and larger condominium complexes.
Consequently, there is a mismatch between available inventory and household needs; only 15 percent of units have one bedroom, yet 28 percent of households consist of a single person. This shortage forces many residents into roommate situations who would otherwise prefer independent living in smaller units.
Financial pressure is evident across income brackets. While the median household income in Medford is $114,863, seniors over age 65 have a median income of just $44,230. Seniors experience the highest rate of housing cost burden, with many spending more than half their income on housing.
Additionally, 42 percent of renters and 36 percent of homeowners are considered housing cost burdened. The Medford affordable housing trust identifies these vulnerable populations as primary beneficiaries of its upcoming initiatives.
Strategic Goals and Priority Actions
The mission of the Medford affordable housing trust is to create and preserve community housing, including affordable homeownership and rental opportunities. To achieve this, the Action Plan outlines several priority actions that guide the Trust’s activities through 2030. These goals are designed to promote a welcoming, diverse, and inclusive city while ensuring that housing options are safe, sustainable, and accessible.
A central goal is to build affordable housing in partnership with mission-driven organizations, developers, and the Medford Housing Authority. The Trust aims to assist in development through site acquisition, pre-development costs, and gap funding. Another critical priority is preserving existing affordable units.
The Trust will use funds to acquire and rehabilitate homes at risk of being lost from the Subsidized Housing Inventory (SHI), ensuring long-term affordability through deed restrictions.
Supporting existing homeowners and first-time homebuyers is also a key focus. The Medford affordable housing trust recognizes that many low-income homeowners are burdened by high costs.
Initiatives may include equity buy-down programs or funding for housing rehabilitation and accessory dwelling unit (ADU) construction. Furthermore, the Trust plans to fund housing stability programs, aiming to provide at least $150,000 annually for rental assistance and homelessness prevention services.
Funding Mechanisms and Revenue Streams
Sustainable funding is essential for the Medford Affordable Housing Trust to execute its Action Plan. The most reliable source of revenue is the Community Preservation Act (CPA), which generates approximately $2.3 million annually for the city. While state law requires a minimum of 10 percent of CPA funds be allocated to affordable housing, Medford has historically contributed between 16 and 29 percent.
The Trust seeks to establish a more direct and predictable relationship with the Community Preservation Committee (CPC) to secure consistent funding, potentially ranging from $350,000 to $700,000 per year.
Beyond CPA funds, the Medford affordable housing trust is exploring additional revenue streams. One potential source is the update of the Inclusionary Zoning Ordinance to allow for fractional payments or payments instead of building affordable units on-site.
These funds could be directed to the Trust to support off-site affordable housing development. Similarly, updating the Linkage Fee ordinance to include affordable housing as a category could generate new revenue, though this requires a nexus study estimated to cost $80,000 to $120,000.
Other creative funding strategies include leveraging city-owned property for affordable development, seeking PILOT payments from Tufts University, and advocating for a real estate transfer fee if state legislation permits.
The Medford affordable housing trust also has the authority to accept private donations and may issue repayable loans that can be recycled into future projects. These diverse funding mechanisms are crucial for maximizing the impact of limited municipal resources.
Development Guidelines and Partnership Models
The Medford affordable housing trust employs specific guidelines when evaluating development proposals. Projects are assessed based on the number of affordable units created the level of support for very low-income households, and the length of affordability restrictions.
The Trust prioritizes projects that align with the Medford Comprehensive Plan and Housing Production Plan. All affordable units funded by the Trust must have deed restrictions in perpetuity, ensuring that they remain affordable for future generations.
Partnerships are vital to the success of the Medford affordable housing trust. The plan emphasizes collaboration with nonprofit developers, the Medford Housing Authority, and potential Community Land Trusts (CLT). A feasibility study for a CLT is currently underway, with completion expected in summer 2025.
A CLT model could allow the Trust to retain collective ownership of land, keeping housing costs significantly lower for residents. This approach supports permanent affordability and prevents speculation from driving up prices.
The Trust also supports the Medford Housing Authority’s redevelopment efforts, such as the Saltonstall and Walkling Court sites. These projects will replace older public housing with modern, accessible units for seniors and families.
By working closely with these entities, the Medford affordable housing trust ensures that new developments meet the specific needs of the community, including accessibility for people with disabilities and suitability for various household sizes.
Addressing Homelessness and Housing Stability
Homelessness and housing instability are critical issues addressed in the Action Plan. While official Point-in-Time counts may underrepresent the true scale of unhoused residents, the Medford affordable housing trust acknowledges that many individuals live in shelters, hotels, or unstable doubled-up situations. The city lacks local shelter beds or warming centers, forcing residents to seek services in neighboring communities like Malden or Chelsea.
To mitigate this, the Trust supports partnerships with organizations such as Action for Boston Community Development (ABCD) and Housing Families Inc. These groups provide mobile outreach, legal services, and emergency rental assistance.
The Medford Affordable Housing Trust aims to transition oversight of housing stability programs from the CPC to itself, ensuring dedicated funding for rental arrears and move-in assistance. By stabilizing tenants in their current homes, the Trust helps prevent displacement and reduces the strain on emergency shelter systems.
Community Engagement and Future Advocacy
Public engagement played a significant role in shaping the Medford affordable housing trust Action Plan. Stakeholder meetings and public workshops revealed strong community support for building more rental housing and constructing accessible units.
Residents expressed concern over the complexity of affordable housing applications and the lack of housing for very low-income households. In response, the Trust commits to simplifying processes and prioritizing projects that serve those earning below 60 percent of the Area Median Income (AMI).
Advocacy is another core function of the Medford Affordable Housing Trust. The Board will work to influence state and local policies that maximize resources for affordable housing.
This includes supporting tenant protections, recognizing tenant unions, and advocating for state-level funding opportunities. By engaging with housing advocacy groups like Housing Medford and Abundant Housing MA, the Trust amplifies the voice of residents seeking fair and equitable housing solutions.
Conclusion
The Medford Affordable Housing Trust represents a pivotal step forward in addressing the city’s housing challenges. Through its 2025-2030 Action Plan, the Trust establishes a clear framework for creating, preserving, and stabilizing affordable housing.
By leveraging diverse funding sources, fostering strategic partnerships, and prioritizing the needs of vulnerable populations, the Trust is well-positioned to make a lasting impact. As Medford continues to grow and evolve, the ongoing work of the Medford Affordable Housing Trust will be essential in ensuring that the city remains a welcoming and inclusive community for all residents.