A Massachusetts town's attempt to comply with a state housing law by rezoning a private golf course for 780 of the 897 required units has become a flashpoint in the U.S. housing debate.
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Town's 897-Unit Plan on Golf Course Sparks Housing Debate
A viral video questioning if town officials were "being pricks" has focused national attention on the widening gap between state-level housing mandates and the local zoning tactics used to subvert them.
The controversy erupted after Marblehead, a wealthy Boston suburb, voted 881-82 to approve a zoning plan that complies with the state's MBTA Communities Act by designating land for 897 new multifamily housing units. However, the plan places 780 of those potential units on the grounds of the private Tedesco Country Club, a property under no obligation to sell or develop. The move was immediately criticized as a sham.
"If that property owner is a golf course, we can be pretty sure they are never going to choose at least in the next 20 years to build apartments or townhomes," Will Rhatigan of the Citizens Housing and Planning Association told NBC10 Boston. The tactic highlights a growing trend of "creative compliance" by affluent communities.
The numbers reveal the stark reality of the town's housing market and the minimal impact the plan would have. With a median single-family home price over $1 million, a buyer would need an annual income of more than $232,000, according to a Globe analysis. The town's median household income is $182,000, and just 3.9 percent of its housing stock is classified as affordable. The plan's only other parcel could support just 120 units, or 13 percent of the state's requirement.
This local zoning vote illustrates a national battle over housing supply, pitting state governments against powerful local "Not In My Backyard" (NIMBY) movements. The outcome in Marblehead, which now faces a review by the state's housing office, could determine whether Massachusetts' landmark law has the teeth to force real development or if loopholes will preserve the status quo.
The Viral Moment
The issue exploded into public view thanks to resident David Modica, whose blunt questioning at the town meeting garnered more than 2.4 million views online. "So they’re not gonna build any houses there, because it’s a golf course," Modica stated. "So like, this is a way to comply with 3A without doing any of the 3A stuff?" A planning board member conceded the point, replying, "Yes, it is. We tried the other way, and it was rejected." Modica's summary — "Are we kinda being pricks?" — became a rallying cry for pro-housing advocates, known as YIMBYs ("Yes In My Backyard"), who feel towns too often use zoning to block development.
A State Mandate Meets Local Resistance
The MBTA Communities Act, passed in 2021, requires 177 municipalities served by the MBTA transit system to create at least one zoning district where multifamily housing is permitted by right. The goal is to address a chronic housing shortage that has driven prices to crisis levels. Marblehead, with a population of about 20,000, is one of the state's most expensive towns and has previously resisted compliance. After voters overturned a previous, more viable plan, the town was denied $2.8 million in state grants. The state's Attorney General has also sued nine non-compliant communities, including Marblehead, demonstrating the potential financial and legal consequences of defiance. The state's Executive Office of Housing and Livable Communities must give final approval to the golf course plan, and its decision is being watched closely as a test of the law's power.
This article is for informational purposes only and does not constitute investment advice.
[1] The Latest Hero of the ‘Yimby’ Movement Is a Massachusetts Man in a Hoodie - WSJ[2] Marblehead’s housing ‘plan’ is a sham. It should be ashamed of itself.[3] Man's comments at Mass. town meeting go viral, highlight bigger issue[4] Town Meeting draws 2.4 million views[5] Man's comments at Mass. town meeting go viral, highlight bigger issue - NBC Boston
