Sarah Gustafson
It is well-known that Massachusetts is facing a housing crisis that affects residents across the state. The rising cost of housing, low housing supply and affordability challenges have created instability for many households, limiting economic growth and community well-being.
The Massachusetts Association of Realtors has stood on the front lines of this crisis, seeking to be a key partner as Gov. Maura Healey and Legislature work to adopt policies to address this crisis.
Over the past few years, Massachusetts has required municipalities to open transit-adjacent land for new housing through the MBTA Communities and rolled out the Affordable Homes Act. MAR had a seat at the table while these policies were drafted, and our members have been active in their communities to support their implementations.
The results are already visible in expanding development pipelines and new housing approvals across the commonwealth.
Zoning for Transit-Oriented Growth
One of the linchpins of the state’s housing strategy is the MBTA Communities law.
This requirement compels the 177 cities and towns served by or adjacent to MBTA service, including rapid transit, commuter rail, bus or ferry lines, to adopt zoning that allows multifamily housing as of right in at least one district of “reasonable size.” The MBTA Communities law helps channel growth toward transit corridors, where infrastructure exists and car dependence is lower, and ensures communities share in the state’s housing mission rather than opt out.
Since the law’s full implementation, progress is accelerating. As of the end of September, 142 MBTA communities submitted or adopted zoning to comply with the law. The final implementation deadline, which is for adjacent small towns, is Dec. 31. According to state tracking, there are 5,200 units under development in zoning districts that were created by the law.
The MBTA Communities law is a critical step toward solving Massachusetts’ housing crisis. By encouraging smart, transit-oriented growth, the law helps lower housing costs, reduce traffic and create more inclusive, vibrant neighborhoods near jobs and public transportation.
Investment in Housing Supply
This past summer marked one year since the landmark Affordable Homes Act was signed into law. The legislation authorized $5.16 billion in funding over five years and included nearly 50 policy reforms targeting zoning, permitting, infrastructure and housing incentives to boost supply.
According to data released by the Healey-Driscoll administration, more than 91,000 homes have been built or are in development across the commonwealth. This development is being driven by investments at all levels, from mixed-income Momentum Fund projects and state-owned land development to commercial-to-housing conversions and permitting reform.
One of the most immediate shifts under the Affordable Homes Act is the move to allow accessory dwelling units to be built by right in single-family zones. This removes many of the burdensome discretionary approvals, design review constraints and owner-occupancy restrictions that historically blocked ADU construction.
In the first half of 2025 alone, homeowners in 170 municipalities submitted 844 applications to build ADUs and at least 550 of these were already approved by mid-2025.
The ADU pathway is especially promising because it densifies gently, preserving neighborhood character while making more efficient use of existing land. It also provides flexibility to homeowners – adding value, income or housing options all in one.
Why This Strategy Matters – and What Comes Next
Massachusetts faces a serious housing shortage that drives up prices, limits choice and strangles mobility. By loosening restrictions on ADUs, incentivizing development across scales, and marshaling public land and financial tools, the state is attacking the supply barrier head-on.
These efforts make it easier for seniors, renters, first-time buyers and underrepresented populations to access housing closer to where they already live.
The work is far from being done. Some communities continue resisting MBTA compliance or pushing limited district definitions. Above all, housing production must translate into affordability, not just more units.
Continued coordination with municipalities, streamlining local approvals and scaling reforms will be key to sustaining this momentum.
Still, the results that are coming in give reason for cautious optimism. In a state long scarred by housing scarcity and exclusionary zoning, this multi-pronged push suggests that the new path forward is working.
Sarah Gustafson is the 2025 president of the Massachusetts Association of Realtors and a Realtor and Broker with Keller Williams Pinnacle Central in Worcester & Keller Williams Pinnacle Metrowest in Westborough.
