Cambridge Ends Single Family Zoning

Landmark 8-1 City Council vote forges new pathway to address local housing crisis.

In a landmark decision to address a persistent housing crisis by promoting urban density, the Cambridge City Council voted 8-1 on February 10, 2025 to eliminate single-family zoning citywide. This historic move positions Cambridge as one of the first cities in Massachusetts to abolish this exclusionary zoning practice, allowing for the development of multifamily housing across all neighborhoods. 

Cambridge is one of the most expensive cities in Massachusetts, which is one of the most expensive states in America. Per Apartments.com, Cambridge’s average rent of $3,271/month as of March 2025 was 110% higher than the national average rent price of $1,559/month. 

Until now, multifamily housing was off-limits in roughly a third of the city. Under the new zoning regulations, four-story residential buildings can be constructed by-right — meaning without the need for special permits — throughout the city. Additionally, six-story buildings are permissible on lots measuring at least 5,000 square feet, provided that 20% of the units are designated as affordable housing. As originally proposed, the new legislation would have made six-story residential buildings permissible by-right, but that measure was walked back in light of criticism that taller units would dampen the charm of one-to-two story neighborhoods.

This reform also removes multiple other barriers for developers, including requirements related to lot size, unit count, floor-area ratios, and parking minimums.

The initiative was championed by Councilors Burhan Azeem and Sumbul Siddiqui (former Cambridge Mayor, 2020-2024), who emphasized the need for bold action to increase housing affordability and supply. Prior to this change, the Community Development Department projected the addition of only 350 new housing units by 2040. Now, the department anticipates the creation of over 4,800 units within the same timeframe. Councilor Azeem expressed optimism about the reform's impact, stating that the city expects to see ten times as many units — approximately 3,500 over the next 15 years — compared to previous estimates. 

Notably, not all council members were in favor. Councilor Catherine Zusy cast the sole dissenting vote, voicing concerns that the proposal might lead to the proliferation of luxury units, escalating real estate values and rents, which could potentially displace residents and disrupt neighborhood character. Zusy told The Boston Globe that “it is not a recipe for urban planning. It is a recipe for random development at the whim of developers.” Thus, there was no pushback against increasing housing density — purely a debate over whether the new zoning policy in fact makes Cambridge more affordable for those who need it most.

For Azeem, the zoning reform marks a step against inequity. As reported by WGBH, Azeem said “it's an important thing to remember that the restrictive zoning we have and the history of redlining and of trying to keep out low income people are deeply, deeply connected.” Harvard Kennedy School Professor Jason Furman (College ‘82) has testified in support of the reform, noting that restrictive zoning tends to “reduce supply” and “reduce the number of people that can live in the areas in terms of rent and pricing.” Now that buildings can be bigger, city leadership hopes infill and redevelopment projects will drive up new unit builds. Increased unit density helps developers make their economics work, as market rate units can effectively subsidize affordable units put up in the same build.

The decision to eliminate single-family zoning is part of a broader trend among U.S. cities reevaluating traditional zoning laws to combat housing shortages and promote inclusivity. Often referred to as the “YIMBY” (Yes in My Backyard) movement, advocates nationwide are pushing for an affordable, abundant housing paradigm with fewer zoning restrictions, new builds, and public transport access.  On X, Azeem shared, “I’m hopeful Cambridge’s bold move will inspire other cities to act. Our national housing crisis demands serious solutions, and local governments and cities have real power.”

As noted in the Harvard Joint Center for Housing Studies’ 2025 annual report, Improving America’s Housing, this will not be easy, but it is definitely urgent: “The [nationwide] housing stock is older than ever before. With a median age of 44 years in 2023, the stock has aged considerably since the Great Recession drove homebuilding to historic lows.” Crucially, “Owners with lower incomes and owners of color are disproportionately exposed to substandard housing conditions,” including structural deficiencies like open cracks or water leaks.

Cambridge’s comprehensive approach sets a precedent for other municipalities grappling with similar challenges, signaling a shift toward more flexible and inclusive urban planning strategies. It also marks a key early win for Mayor E. Denise Simmons, who committed to “taking bold steps” to address Cambridge’s housing shortage as a priority for her administration. In her 2025 State of the City address, Simmons noted that the Cambridge Housing Alliance’s affordable housing waitlist hovers around 10,000 people. February’s zoning reform was a big win, but will need to be accompanied by a long-term, multi-tooled, sustained effort to break through the housing crisis.

Tim Ford (MBA ’25) is originally from New Jersey. He graduated from the University of Virginia with degrees in Commerce and Spanish, and completed an M.Phil. in Latin American Studies at the University of Cambridge. Prior to the HBS MBA, Tim worked in growth equity at TPG in San Francisco.