Cape Cod's Restrictive Zoning A Threat to It's Future
- Jonathan Berk
- Jul 28
- 3 min read
Cape Cod, known for its world-famous beaches, resort hotels, charming New England towns, and abundant summer activities, attracts visitors from all over New England and the world. However, this popularity has led to a housing demand so intense that Cape Cod can no longer sustain a 'status quo' approach to land use and housing development. With more than half of the Cape's workforce commuting daily over the bridges and the median price of a single-family home nearing $1 million, the Barnstable County Assembly of Delegates recently declared the area's housing shortage a "crisis." This crisis didn't emerge overnight; it stems from decades of inadequate land use policies that have left much of Massachusetts, including Cape Cod, in a difficult position. The region must balance the need to protect its pristine natural resources while also providing sufficient housing to support a workforce and allow people to establish permanent roots there.
According to a recent report by the National Zoning Atlas, although 97% of the zoned land on Cape Cod permits residential uses, 95% is designated exclusively for single-family homes, with just 2% allowing four or more units. Furthermore, 78% of the land designated for single-family housing mandates a minimum lot size of 40,000 square feet (approximately 1 acre) or larger, resulting in most of Cape Cod being 'built out' under current zoning regulations.
In Provincetown, Chatham, Truro, Harwich, Mashpee, Sandwich and Wellfleet, despite the fact that other housing types do exist, single-family housing is the only type of development allowed by-right under current zoning.
Zoning Can, And Should, Protect Natural Resources
As we've seen in other parts of the Country, including recently in Montana, the protection of vast natural resources can be used as a tool to advocate for zoning reform. The "Montana Miracle" suite of zoning reforms was aimed at increasing density in already established urban areas while aiming to prevent development in more sprawling parts of the state. Cape Cod is rich with dense developed areas in places like Falmouth, Hyannis, Chatham and Provincetown, all with the ability to add modest density development with access to existing utilities while still protecting the Cape's fragile natural ecosystem.
As the National Zoning Atlas report concludes; "adopting more welcoming zoning across all 15 towns of Barnstable County will not only help tackle the housing shortage and reduce housing costs. Doing so will also boost the local economy and vibrant Main Streets, reduce energy and car use, and conserve the natural environment for which Cape Cod is so well known."
Cape Cod is cherished by New England as a gem of the region that we must safeguard. Yet, a reluctance to adapt the built environment, akin to what is observed in various parts of Massachusetts, is swiftly altering the demographics, leading to an existential crisis for Cape Cod's families, workers, and businesses. Without even minor adjustments to the land use patterns in Cape Cod communities, the long-term sustainability of the region's economy is at risk, along with the future of many residents.
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Jonathan Berk is a strategic urbanist, attorney, and policy innovator with 10+ years of experience advancing housing, land use, and economic development reforms through high-impact public-private initiatives. Deeply versed in the structural barriers to housing production and economic growth — from regulatory bottlenecks to financing gaps — with a track record of building collaborative solutions that unlock opportunity and drive measurable impact. Skilled communicator, published thought leader, and trusted advisor to policymakers, planners, and advocates working at the intersection of policy, capital, and community.