Dave Warren
@davecwarren.bsky.social
Strategic research at IJ. Alum of UWGB, Ohio State, Brookings Metro Program, and Indiana University. YIMBY / hater of harmful laws. All views my own.
(I think all housing types are great and have rented or owned an SF home, a condo, a townhome, units in large and small buildings, etc. I just wish zoning policies didn’t constrain the supply of so many housing types.)
November 19, 2025 at 10:52 PM
(I think all housing types are great and have rented or owned an SF home, a condo, a townhome, units in large and small buildings, etc. I just wish zoning policies didn’t constrain the supply of so many housing types.)
Last point: I don’t actually think it matters that much if there is a preference for SF homes over other types. What matters is that the percent of people who prefer non-SF homes cannot make that choice as easily (all else equal) as those who prefer SF homes. And that’s due to zoning.
November 19, 2025 at 10:49 PM
Last point: I don’t actually think it matters that much if there is a preference for SF homes over other types. What matters is that the percent of people who prefer non-SF homes cannot make that choice as easily (all else equal) as those who prefer SF homes. And that’s due to zoning.
Anyway, these sorts of obstacles exist all over the country. My story comes from southern Indiana (in just one jurisdiction where most other rezone attempts fail, when builders try). So many non-SF homes would be occupied if only they were allowed to get built.
November 19, 2025 at 10:42 PM
Anyway, these sorts of obstacles exist all over the country. My story comes from southern Indiana (in just one jurisdiction where most other rezone attempts fail, when builders try). So many non-SF homes would be occupied if only they were allowed to get built.
The location of these homes was not ideal for walking or transit (tho not the worst), but the default was fewer, larger homes that cost more money AND didn’t bring in as much tax revenue. Defeating that default just for that one tiny spot of suburban land required the Board to make a mistake.
November 19, 2025 at 10:36 PM
The location of these homes was not ideal for walking or transit (tho not the worst), but the default was fewer, larger homes that cost more money AND didn’t bring in as much tax revenue. Defeating that default just for that one tiny spot of suburban land required the Board to make a mistake.
…The county commissioners apologized for dropping the ball. Which is pretty funny, because by dropping the ball, they led to 12 additional homes being built, and a total of 24 homes that would all be cheaper to buy or rent than the SFHs that would have otherwise been built…
November 19, 2025 at 10:33 PM
…The county commissioners apologized for dropping the ball. Which is pretty funny, because by dropping the ball, they led to 12 additional homes being built, and a total of 24 homes that would all be cheaper to buy or rent than the SFHs that would have otherwise been built…
…But the county commissioners—who take the only vote that actually matters on rezones—were against the rezone. BUT, they took a couple days too long to vote it down, and by state statute, the plan commission recommendation took the place of their vote…
November 19, 2025 at 10:31 PM
…But the county commissioners—who take the only vote that actually matters on rezones—were against the rezone. BUT, they took a couple days too long to vote it down, and by state statute, the plan commission recommendation took the place of their vote…
Fun story!: the one time my vote ended up mattering on plan commission was for a rezone to build 12 duplexes (so, 24 paired-patio homes) instead of 12 SFHs. Plan commission recommendation was 5-4 in favor…
November 19, 2025 at 10:28 PM
Fun story!: the one time my vote ended up mattering on plan commission was for a rezone to build 12 duplexes (so, 24 paired-patio homes) instead of 12 SFHs. Plan commission recommendation was 5-4 in favor…
Many builders will not bother going through the gauntlet of plan commission and city council meetings (especially smaller builders) because they know how difficult/costly it is to try for a rezone.
November 19, 2025 at 10:20 PM
Many builders will not bother going through the gauntlet of plan commission and city council meetings (especially smaller builders) because they know how difficult/costly it is to try for a rezone.
…But all those duplex units also would have been quickly occupied by people seeking scarce housing (and the builder would earn more total dollars while each unit sells/rents for less than a SFH). Zoning forces SFH in these cases. And we only see this when a builder TRIES to build MF…
November 19, 2025 at 10:17 PM
…But all those duplex units also would have been quickly occupied by people seeking scarce housing (and the builder would earn more total dollars while each unit sells/rents for less than a SFH). Zoning forces SFH in these cases. And we only see this when a builder TRIES to build MF…
There are countless examples of local governments voting down homebuilders’ petitions for rezones so they can build, for instance, duplexes on their land instead of SF. In those situations, 100% of the SF homes built will be quickly occupied by buyers seeking scarce housing…
November 19, 2025 at 10:12 PM
There are countless examples of local governments voting down homebuilders’ petitions for rezones so they can build, for instance, duplexes on their land instead of SF. In those situations, 100% of the SF homes built will be quickly occupied by buyers seeking scarce housing…
…But that preference is partially driven by exclusionary zoning rules that make SFH the least difficult to build (it’s legal everywhere). It also ignores the fact that real estate prices per sq ft suggest the market highly values multifamily in city centers (and not just on the coasts).
November 19, 2025 at 10:07 PM
…But that preference is partially driven by exclusionary zoning rules that make SFH the least difficult to build (it’s legal everywhere). It also ignores the fact that real estate prices per sq ft suggest the market highly values multifamily in city centers (and not just on the coasts).
I get what you’re saying and agree with the need to change policies in order to make walkable places more viable. I think what some are critiquing (including me) is the assertion that all else equal, people prefer detached single family homes with a yard…
November 19, 2025 at 10:04 PM
I get what you’re saying and agree with the need to change policies in order to make walkable places more viable. I think what some are critiquing (including me) is the assertion that all else equal, people prefer detached single family homes with a yard…
Local elections have very low turnout and older homeowners tend to vote in disproportionately higher numbers. So city councils tend to be captured by people who don’t want multifamily housing in their neighborhoods.
November 19, 2025 at 2:35 AM
Local elections have very low turnout and older homeowners tend to vote in disproportionately higher numbers. So city councils tend to be captured by people who don’t want multifamily housing in their neighborhoods.
Thousands of local government zoning ordinances across the country (in cities and suburbs) prioritize big houses on big lots, regardless of consumer preferences.
November 19, 2025 at 12:57 AM
Thousands of local government zoning ordinances across the country (in cities and suburbs) prioritize big houses on big lots, regardless of consumer preferences.
I immediately wondered how much that play increased the chance of a scoragami
September 29, 2025 at 1:10 AM
I immediately wondered how much that play increased the chance of a scoragami
Yes. Necessary but insufficient still means necessary!
August 13, 2025 at 3:49 PM
Yes. Necessary but insufficient still means necessary!
Reposted by Dave Warren
I note, incidentally, that this very deep concern about “erasing history” seems not to apply to purging books or classes that focus on unlovely aspects of that history. Just monuments honoring treason in defense of slavery.
August 7, 2025 at 11:16 PM
I note, incidentally, that this very deep concern about “erasing history” seems not to apply to purging books or classes that focus on unlovely aspects of that history. Just monuments honoring treason in defense of slavery.
The adults are not alright
August 7, 2025 at 3:25 AM
The adults are not alright
1989 Ronald Reagan provides this on immigration. He’d be primaried the GOP today.
youtu.be/2R8QxCD6ir8?...
youtu.be/2R8QxCD6ir8?...
The last speech of Ronald Reagan as president was on immigration
YouTube video by Montclair Immigration Network
youtu.be
August 2, 2025 at 1:31 PM
1989 Ronald Reagan provides this on immigration. He’d be primaried the GOP today.
youtu.be/2R8QxCD6ir8?...
youtu.be/2R8QxCD6ir8?...
Yikes. Complete drivel.
July 26, 2025 at 10:26 PM
Yikes. Complete drivel.
Tho you need the density for the transit to make sense. And North American local governments ban density everywhere people want to live.
July 19, 2025 at 12:19 AM
Tho you need the density for the transit to make sense. And North American local governments ban density everywhere people want to live.
It’s this season’s Infrastructure Week
June 19, 2025 at 9:20 PM
It’s this season’s Infrastructure Week
Nothing is ever more affordable as it gets more scarce. Increased supply of any/all types of housing is necessary for improved affordability. That’s true whether you want market rate housing or public housing. “Lazy” is thinking that supply and demand magically doesn’t apply to housing markets.
May 31, 2025 at 5:39 PM
Nothing is ever more affordable as it gets more scarce. Increased supply of any/all types of housing is necessary for improved affordability. That’s true whether you want market rate housing or public housing. “Lazy” is thinking that supply and demand magically doesn’t apply to housing markets.