Over the next few months, I will share data and analysis that couldn't fit in the Mercatus brief. Follow along here and sign up for updates at www.yellowbrickurban.com/ideas
And what we found upends common beliefs about HPRs, offers insights to local development trends, and uncovers potential for better growth in Nashville. I believe these insights can translate to missing middle reforms in any city in America.
We parsed records for every structure in Davidson County—309,123 buildings and nearly 40,000,000 data points—to identify HPRs and categorize them into distinct housing forms. We found a tool that works at a variety of scales—from two units to two-hundred—and shines in urban infill.
HPRs have transformed Nashville neighborhoods—and its housing market and land use politics. But for all their impact, HPRs are little understood. Metro's Planning Department has never studied their effects; HPRs aren't even coded in property data. Ours is the only look at this transformative tool.
30+ years ago, Tennessee accidentally created America's most powerful for-sale housing supply tool—enabling denser housing forms with the procedural & financing ease of single-unit. As missing middle reforms proliferate, Nashville gives a glimpse at their promise and pitfalls. bit.ly/Nashville-HPRs
Since the mid-2000s, Nashville, Tennessee, has undergone a housing boom that created thousands of new homeownership opportunities in established urban districts. Among the nation’s 50 largest metropol...
Luxury 10-unit project on 4 acres, surrounded by 1980s PUDs where townhomes sell in the $500,000s. Same half-acre min. lot size zoning as the PUDs had at the time, but now it's protected from similar density by "Neighborhood Maintenance" land use policy. $3.5mm entry point. Helluva policy choice.
The IBC/IRC Bifurcation and its consequences have been a disaster for the American built environment... Construction defect liability laws and their consequences have been a disaster for the American built environment... Federal mortgage appraisal standards and their consequences...
Holy crap, @holz-bau.bsky.social found the most insane floor! Five-story 2BR/2BA, 1,264-sq. ft. house. Entry and garage on the ground, kitchen on the 2nd floor, bedrooms with en-suite bathrooms on the 3rd and 4th floors, and then a living room on the 5th floor (?!?) my.matterport.com/show/?m=qiGP...
(NWMLS as Distributed by MLS Grid) 2 beds, 2 baths, 1264 sq. ft. townhouse located at 215 A 17th Ave S, Seattle, WA 98144 sold for $730,000 on May 22, 2023. MLS# 2019629. A premier Seattle builder, Bl...