Is Single-Family Zoning Killing Housing Affordability?

Housing affordability has become one of the most pressing issues in cities across the United States. As home prices soar and rents rise, many people find themselves priced out of neighborhoods they once dreamed of living in. While there are many factors driving these trends, one of the lesser-known but highly impactful contributors is single-family zoning.

What Is Single-Family Zoning?

Single-family zoning refers to land-use regulations that limit certain residential areas to only allow detached, single-family homes. In these zones, you won’t find duplexes, triplexes, apartment buildings, or other multi-family housing types. This type of zoning has been a dominant planning tool since the early 20th century and was originally intended to separate residential areas from industrial or commercial uses. However, it has also become a major barrier to increasing housing supply and diversity.

How Does Single-Family Zoning Affect Housing Affordability?

1. Limits Housing SupplyBy restricting neighborhoods to only single-family homes, cities effectively cap how many housing units can fit in a given area. This scarcity drives up the cost of land and homes. With demand growing faster than supply, prices inevitably rise.

2. Excludes Diverse Housing TypesWithout zoning for duplexes, townhomes, or small apartment buildings, there are fewer affordable options for renters or lower-income buyers. Single-family homes tend to be larger and more expensive, making it difficult for young professionals, families with moderate incomes, or seniors to find suitable housing.

3. Encourages Urban SprawlWhen cities restrict housing density through single-family zoning, growth often spills into suburban or undeveloped areas. This can increase commuting times, environmental impacts, and infrastructure costs, while still failing to meet overall housing demand effectively.

Who Benefits From Single-Family Zoning?

Historically, single-family zoning has been tied to exclusionary practices that protected the wealth and property values of certain groups while limiting access for others. It often preserves neighborhood character and keeps property values high, which benefits existing homeowners. However, this comes at a cost to the broader community by reducing overall housing affordability and diversity.

Changing the Zoning Landscape

In recent years, many cities and states have begun questioning the wisdom of strict single-family zoning. Some have taken steps to:

• Allow “missing middle” housing (duplexes, triplexes, and fourplexes) in formerly single-family neighborhoods.

• Permit accessory dwelling units (ADUs), like granny flats or backyard cottages, to increase density without drastically changing neighborhood character.

• Reform zoning laws to encourage mixed-use and multi-family developments near transit and job centers.

These reforms aim to unlock more housing supply, provide diverse options for different income levels, and create more inclusive neighborhoods.

But Is It Enough?

While zoning reform is a crucial step toward improving housing affordability, it’s not a silver bullet. Addressing affordability also requires investments in public transit, infrastructure, housing subsidies, and policies that protect renters and promote equitable development. Nevertheless, dismantling rigid single-family zoning rules can help pave the way for a more affordable and sustainable housing future.

What do you think — is single-family zoning a relic that’s hurting our cities, or an essential part of preserving neighborhood character?