New report from TransitMatters, Boston Indicators highlights the intersection of transit service and housing density
January 30, 2025
Boston—A new report from TransitMatters and Boston Indicators, the research center at the Boston Foundation, finds the region has numerous opportunities to create a supportive cycle of improved transit service and housing development near transit hubs, which could result in better service and increased ridership.
The report, Transit-Supportive Density in Greater Boston, explores the region’s subway, commuter rail and bus network infrastructure through the frameworks of transit-supportive development and development-supportive transit, which both look at the interconnection of improved transit services and increased housing density near transit access points.
“This report brings into sharp detail the power of aligning housing and transit policies to stabilize housing costs, improve transit reliability, reduce car dependency, and make progress toward our climate goals,” said Luc Schuster, Executive Director of Boston Indicators. “It also highlights several places where targeted investments in housing or transit can have almost immediate impact in creating more vibrant and equitable communities.”
The report uses a research review and examples of impactful housing and transit initiatives to set housing density benchmarks for moderate (commuter rail) and frequent (subway) service where such service is sustainable. Evaluating the MBTA system, the research finds that in many neighborhoods, however, the housing density within a half-mile of the station falls below those benchmarks.
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While residential density within a half-mile of MBTA Red, Blue, Green, Orange and Silver Line stations is relatively high compared to other parts of the region, only about half of these station areas meet the 16-unit-per-acre benchmark necessary to justify high-frequency transit service.
- Of the 134 currently active commuter rail stations (excluding seasonal and South Coast Rail stations), approximately 102 have an average residential density below six units per acre, the benchmark for moderate transit service.
At the same time, evaluating the subway and commuter rail service levels also finds gaps that reduce transit effectiveness even in high-density neighborhoods. Even noting the improvements in service frequency after a year of track work, the report finds the headways (wait times) of 5-6 minutes between trains still lag the optimal levels for high-frequency subway service. For commuter rail, the wide disparities between lines and between peak and off-peak service make it difficult for many prospective riders.
“While our investments in transit improvements, especially on the MBTA subway lines, has resulted in some significant service improvements, we still have a great deal of opportunity if we want to create service that can truly be a first-option service, especially outside of rush hours,” said Jarred Johnson, Executive Director of TransitMatters. “More reliable and frequent service will increase ridership, even as we create the housing we need to strengthen our communities further.”
The report highlighted several areas where the opportunity for transit-oriented development is high, using examples such as Forest Hills, Needham, and Brockton as urban, suburban, and regional urban case studies. Across the cases, housing density around the stations lags the recommendations for effective service.
The report closes with a series of possible pathways to a sustainable model for transit-supportive density, including:
Scaling Back Exclusionary Zoning Rules, Especially Near Transit
Examples include eliminating parking minimums, mandating higher-density zoning near transit hubs, accelerating permitting, and incentivizing development.
Building Mixed-Income Housing
Policies that encourage the development of mixed-income housing within walking distance of transit stations can reduce reliance on cars and ensure equitable access to transit benefits.
Making Public Investments in Lower-Demand Regional Centers
Supporting housing development near transit in regional centers with jobs and decent transit access, even if demand is currently lower, can stimulate growth and ensureequitable regional development.
Securing Long-Term Funding Increases for the MBTA
Long-term funding mechanisms for transit, such as congestion pricing, Transportation Network Company fees, or regional sales taxes, will ensure the MBTA can sustainably maintain and expand its services.
Electrifying Commuter Rail
Transitioning to electric trains will not only reduce emissions but also improve reliability and speed.
Improve Service Frequency
Increasing Commuter Rail frequencies, especially during off-peak hours, is critical to making transit a viable option for more people.
Integrating Transit Fares and Allow Free Transfers
Simplifying fare structures and allowing free transfers between the Commuter Rail, subway, and buses would create a more seamless and equitable transit experience.
Upgrading for Accessibility
Ensuring universal access with high platforms and level boarding at all stations is essential.
Committing to Vision Zero
Vision Zero goals for communities prioritize the safety of pedestrians, cyclists, and public transit users. While density and transit access are key, they flourish when streets are safe.
Improving Regional Planning & Coordination
TSD depends on better integration of MBTA Commuter Rail, rapid transit, buses, and regional transit authorities (RTAs) to ensure seamless, reliable service.
It’s in this list where Boston can learn from other cities that have been able to build housing, increase service, and use targeted density around stations to make increases in ridership sustainable. “Realizing this vision requires immediate action,” the report concludes. “Electrification, modernized infrastructure, and high-frequency service must align with local land-use reforms that promote walkable, transit-oriented neighborhoods. By linking housing production to transit investment, the MBTA and regional stakeholders can foster communities that are affordable, vibrant, and sustainable.”