Transportation is the largest source of pollution in Massachusetts, and cutting those emissions will take more than cleaner cars or better transit. How and where we build housing plays a decisive role in how people travel. When homes are separated from jobs, schools, and daily services, driving becomes a necessity rather than a choice.

Communities that allow more homes near transit and in walkable, bikeable areas make it possible for people to meet their daily needs without a car. This connection between land use and transportation is central to Barr’s mobility strategy and the goal of reducing car pollution. 

The MBTA Communities Act: Connecting Housing and Transit

A key policy to advance this vision in Massachusetts is the MBTA Communities Act.

Passed in 2021, the Act requires cities and towns near public transit to zone for multifamily housing. The law was structured to create the conditions for moderate density housing near transit stations, so residents can access jobs, services, and daily needs without relying on a car.

The law addresses multiple challenges at once. It expands housing options in a region facing high costs and limited supply. It helps reduce long car commutes and sprawl. And it supports long-term climate goals by aligning housing growth with transit investments. 

Importantly, the Act focuses on zoning without mandating development, which leaves decisions about housing development with individual cities and towns.

Implementation Is Where Policy Becomes Real

Passing a policy is only the beginning. Implementation is where success is determined and where support is often most needed. Over the past four years, Barr has supported a range of partners working across sectors to ensure the MBTA Communities Act translates into meaningful change.

Recent analysis from Boston Indicators shows that the Act is already delivering results in its first two years, with communities permitting more than 8,000 duplexes, triple deckers, townhouses, and multifamily buildings (up from 7,000 as reported in January 2026). The report credits the policy with this production, stating “if not for the MBTA Communities law, most of these projects would not be in the production pipeline.” Although 8,000 units is a small number compared to the overall need, it is permitting housing at a faster rate than a previous state policy designed to spur housing production. And, now 15% more land is zoned for by-right multifamily housing in the region. This progress reflects coordinated efforts to support MBTA communities to comply with the law.
 

A Multi-Pronged Approach to Supporting Policy Implementation

To me, compliance wasn’t just ensuring that code met the state requirements; compliance meant that communities had dialogue about what it could look like to welcome more multifamily housing. To facilitate this, we invested in educating residents about the MBTA Communities Act and helping resource-strapped city and town planners to move forward with these regulatory changes.

Barr funded two full-time organizers at Abundant Housing Massachusetts to lead door-knocking and educational outreach in suburban communities. The team supported intergenerational coalitions, coordinated with community groups, and equipped residents with educational materials and tools to address misconceptions. This “on the ground” work to build public understanding was critical to ensuring that residents could discern what this law is and what it isn’t.

Complementing this field work, Barr supported the Massachusetts Housing Partnership (MHP), a quasi-governmental partner closely aligned with the Executive Office of Housing and Livable Communities (EOHLC), to guide implementation. MHP provided capacity to more than three-quarters of the 177 MBTA communities, including by identifying district locations, drafting zoning amendments, and supporting local community engagement. 

MHP also took a broader approach, partnering with the Citizens’ Housing and Planning Association (CHAPA), to convene peer learning cohorts for 85 municipal staff to share lessons and troubleshoot challenges. 

Why Collaboration Matters

The success of the MBTA Communities Act is rooted in cross-sector collaboration. Grassroots organizers built public understanding and political will. Technical experts guided municipalities through complex zoning changes. Regional and state agencies set structure and ensured accountability. Each partner played a distinct role toward a shared goal.

Philanthropy played a critical role by supporting this ecosystem, especially the often-overlooked work of implementation. By investing in capacity, coordination, and convening, we helped bridge gaps between policy and practice allowing organizations and agencies to do what they do best while staying aligned toward shared long-term climate, housing, and mobility goals.

At Barr, we see implementation as a vital part of the arc of change. Funding this work strengthens not only individual policies, but also the systems and relationships needed for future collaboration and lasting impact.

We are grateful to the many partners – advocates, municipal staff, regional planners, and state leaders – whose collaboration has made the MBTA Communities Act a success so far. Their work demonstrates how housing, land use, and transportation policy can advance together to reduce pollution and expand opportunity.