Lack of Multi-Family Zones Contributes to Nashville’s High Housing Costs, Study Says

Nashville and surrounding communities allow for a relatively small amount of multi-family housing, according to a new zoning atlas of Middle Tennessee. A regionally focused nonprofit is using the atlas to push for zoning reforms.

2 minute read

June 6, 2023, 6:00 AM PDT

By James Brasuell @CasualBrasuell


The lack of property zoned for multi-family housing in Davidson County exacerbates Nashville's affordability crisis, according to a new study by the Beacon Center.

According to an article by Nate Rau for Axios Nashville, researchers from the Beacon Center scrutinized zoning codes throughout Middle Tennessee, producing a zoning atlas to map findings such as:

  • Just 10.9% of zoned land in Davidson County allows three or more units.
  • Davidson County allows two units on 57.2% of zoned land.
  • Suburban counties allow even less deviation from the single-family zoning norm: Williamson County, for example, allows three or more units on only 4.5% of its zoned land.

The Tennessee Zoning Atlas, based on the methodology of the National Zoning Atlas, includes overlays illustrating land where accessory dwelling units are allowed, in addition to planned residential developments, and lot sizes—the latter ranging from 0 to 20.24 acres to 2-plus acres.

The Beacon Center uses a separate webpage, along with the video shown above, to make the case that restrictive zoning contributes to high housing costs—a contentious point in the ongoing debates about gentrification, affordable housing, and cost of living that dominate the focus of the contemporary planning discussion. The supply-side findings of the Beacon Center’s study would obviously further the YIMBY, or pro-development, cause. According to the Beacon Center, “few Tennesseans realize that the biggest factor limiting where and how many homes can be built, leading to higher housing costs, is zoning by local governments.”

“These zoning restrictions not only impact individual families looking for affordable places to live but inflict massive costs on society. Studies show how restrictive zoning requirements have forced cities to continue developing further into the countryside—creating longer commutes, increased traffic, lowered productivity, and job relocations not based on opportunities, but on housing costs,” according to the post [links to studies were chosen by the author of this post] .

Monday, June 5, 2023 in Axios Nashville

Single-family homes in a suburban neighborhood in Florida.

New Florida Law Curbs HOA Power

The legislation seeks to cut down on ‘absurd’ citations for low-level violations.

June 16, 2024 - The Guardian

Multistory apartment building under construction.

New Tennessee Law Allows No-Cost Incentives for Affordable Housing

Local governments in the Volunteer State can now offer developers incentives like increased density, lower parking requirements, and priority permitting for affordable housing projects.

June 10, 2024 - Nooga Today

Aerial view of intersection in New York City with yellow cabs and zebra crosswalks.

Planners’ Complicity in Excessive Traffic Deaths

Professor Wes Marshall’s provocatively-titled new book, "Killed by a Traffic Engineer," has stimulated fierce debates. Are his criticisms justified? Let’s examine the degree that traffic engineers contribute to avoidable traffic deaths.

June 13, 2024 - Todd Litman

Brick high-rise apartment buildings in New York City

Study: Housing Crisis is About Affordability, not Supply

New research shows that there is no overall shortage of housing units, but all U.S. metropolitan areas face a severe lack of affordable units for low-income renters.

June 18 - University of Kansas

Couple on one side of desk with banker on other side looking at paperwork.

Are Race-Based Lawsuits Affecting Community Lenders?

Shelterforce spoke with community lending leaders and experts about the current mood across the sector. What, if anything, are organizations doing to avoid becoming the next target of conservative activists?

June 18 - Shelterforce Magazine

Rendering of Glory Park in Lewisville, Texas.

New Park Promotes Community and Connectivity in Lewisville, Texas

The city of Lewisville just celebrated the opening of Glory Park/Parque la Gloria, helping to improve park access and the quality of life for residents.

June 18 - Lewisville Leader

Urban Design for Planners 1: Software Tools

This six-course series explores essential urban design concepts using open source software and equips planners with the tools they need to participate fully in the urban design process.

Planning for Universal Design

Learn the tools for implementing Universal Design in planning regulations.