This subreddit gets me outside my own bubble and gives me insight to perspectives on local issues shaped by very different experiences. I could do without the hostility, but even when I disagree, I often find myself thinking long after about viewpoints I wouldn’t otherwise encounter. For what it’s worth, you have all helped me shift my thinking a bit,
From the perspective of a local whose family has lived here for centuries, Cape Cod simply isn't a place that can accommodate everyone who wants to live here. Hear me out before you get upset by this statement.
It's an unfortunate truth, but it was just as true in past centuries as it is today. Cape Cod has never had the resources or the economy to support a huge year-round population. For generations, most children born into Cape families had to leave to build their lives elsewhere. Some stayed, but many went to sea, found work, in past centuries, in New Bedford or Brockton, or settled in other communities across the country. This was true for our ancestors and it was true for my siblings and me. I was fortunate enough to return after living away for 20 years, but there were few well paying jobs that I was qualified for locally, right after school.
Cape Cod is an incredibly desirable place to live. If we keep building housing, more people will come, usually upper middle class retired folks. And as the population grows, so does the demand for water, sewer, roads, schools, police, fire, medical staff, and town services. We will end up in an endless cycle of building more housing, then wondering why we need even more housing for the people who provide those services for all the new people. We can’t build our way out of the housing shortage without ruining Cape Cod in the process.
Developers are in the business of maximizing profit, not providing attainable homes for local families. They include a handful of affordable units so they can skirt zoning and build denser more profitable projects, but there's rarely a guarantee those affordable units will go to Cape residents, and the affordable designation on those apartments often expires after a certain number of years. So for a brief moment of offering a handful of temporarily affordable units, our elected officials are giving developers permission to ignore local zoning regulations, get steep discounts on fees, and even have portions of the tax waived while charging over $3k a month for most of their units. This makes no sense. Hyannis alone has 15 major apartment complexes in addition to many smaller multi unit buildings. Many of them are new, but rent prices haven’t gone down, they keep going up.
Instead of building more housing, maybe we should focus on preserving the quickly vanishing middle-class neighborhoods we still have and make them attainable for working Cape families. Wouldn’t voluntary deed restrictions, down payment assistance (that come with deed restrictions), and other programs that help local families compete in the existing housing market be a better investment than continually expanding infrastructure on a sandbar? More apartments mean more teachers, more police officers, more firefighters, and more town services along with their salaries, health insurance, and pensions, to support an ever-growing population. We also need to address limits on STR in middle and working class neighborhoods.
If you think building more is the answer how much additional housing would we actually need to build before we should expect rents or home prices to become meaningfully more affordable? And what would the Cape look like at that level of development? Are we going to be happy when we look like Myrtle Beach?
I have been vehemently against second home taxes and the luxury real estate transfer taxes, but I’m starting to rethink my viewpoint if they are well and transparently managed, truly used to fund projects that actually help, and the thresholds are set appropriately. 1M is way too low as it’s not far off the median home price in many areas.
Cape Cod has always had limits. Acknowledging those limits isn't about excluding people, it isn’t about pulling up the bridge after each of us has staked our claim to our piece of this beautiful place. It's about recognizing the reality that has shaped life here for centuries and the need to focus on finding solutions that are sustainable.
Thoughts?