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

portrait of professional woman

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching. Mary G., Urban Planner

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching.

Mary G., Urban Planner

Get top-rated, practical training

U-Haul truck on road with blurred grassy roadside in background.

Americans May Be Stuck — But Why?

Americans are moving a lot less than they once did, and that is a problem. While Yoni Applebaum, in his highly-publicized article Stuck, gets the reasons badly wrong, it's still important to ask: why are we moving so much less than before?

March 27, 2025 - Alan Mallach

Rusty abandoned oil well and equipment with prickly pear cactus next to it in West Texas.

Using Old Oil and Gas Wells for Green Energy Storage

Penn State researchers have found that repurposing abandoned oil and gas wells for geothermal-assisted compressed-air energy storage can boost efficiency, reduce environmental risks, and support clean energy and job transitions.

March 31, 2025 - Pennsylvania State University

People sitting and walking in plaza in front of historic Benton County Courthouse in Bentonville, Arkansas.

Placekeeping: Setting a New Precedent for City Planners

How a preservation-based approach to redevelopment and urban design can prevent displacement and honor legacy communities.

March 28, 2025 - Emily McCoy

Orange and white vintage-look streetcar on Market Street in San Francisco, CA.

San Francisco’s Muni Ridership Grew in 2024

The system saw its highest ridership since before the Covid-19 pandemic, but faces a severe budget shortage in the coming year.

3 hours ago - San Francisco Chronicle

Green and silver Max BRT bus at station in Fort Collins, Colorado.

Colorado Lawmakers Move to Protect BRT Funding

In the face of potential federal funding cuts, CDOT leaders reasserted their commitment to planned bus rapid transit projects.

4 hours ago - Colorado Public Radio

Low view of separated bike lanes in middle of Pennsylvania Avenue with U.S. Capitol dome visible at end of street at night.

Safe Streets Funding in Jeopardy

The Trump administration is specifically targeting bike infrastructure and other road safety projects in its funding cuts.

5 hours ago - Grist