Zoning reform has become Augusta’s favorite response to Maine’s housing crisis. It’s tidy, inexpensive and gives the comforting appearance of action. But in the places where the shortage is most severe — coastal towns, service-center cities and tourism-driven regions — zoning was never the real barrier.

Making it the centerpiece of state housing policy has stalled the one conversation that could actually move the needle: the economics of building housing in Maine.

Communities have already confronted this reality. Rockland’s $10 million housing infrastructure bond wasn’t about chasing theoretical density. It was a direct response to the real bottleneck: the cost of making land buildable. Sewer extensions, water upgrades, stormwater systems, power and roads routinely push site costs into six-figure territory before a foundation is even poured. Zoning may make a project legal, but it doesn’t make it feasible.

The math is the same in Camden, Bar Harbor, Yarmouth and other workforce-strained towns. Building a modest home now routinely exceeds $450,000 before a buyer crosses the threshold. Site work alone can sink a project. Construction costs and interest rates do the rest. Allowing more units on a parcel doesn’t change the fact that none of them pencil.

Maine has strong tools for deeply affordable housing, but almost nothing for the middle of the market. Without infrastructure funding, a workforce-housing finance program, predevelopment support or risk-mitigation tools, zoning reform only rearranges possibilities on paper.

If the Legislature wants results, it must pair zoning flexibility with the economic tools that actually make homes buildable.

Audra Caler
Camden