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Once again, Boston Mayor Michelle Wu has filed a bill asking the state legislature for permission to temporarily raise the commercial property tax rate beyond legal limits in order to deal with projected revenue losses tied to the sharp decline of commercial real estate values.
We’re now entering year two of debate over this problem, which was initially made widely public by a report commissioned by the Boston Policy Institute, a new non-profit dedicated to analysis of city issues.
Institute Director Greg Maynard tells WBZ-TV that “The bill that Mayor Wu is supporting in the state Senate is actually based on something that was passed 20 years ago under Mayor Menino, and that was enabling legislation that let cities and towns all across Massachusetts choose to do the same thing that Boston is trying to do now. Mayor Menino got support from a whole bunch of mayors all over the state, as well as from Governor Romney, and so he was able to put together a coalition and really, really get that done, make the case that it was important. Mayor Wu, although she’s using the same legislation that Mayor Menino did 20 years ago, didn’t put anything close to that coalition together, and she didn’t get anything close to the coalition in terms of business leaders.”
The Mayor’s previous effort stalled in the Senate and a compromise with business leaders fell apart when it turned out potential tax hikes on residential property owners weren’t as severe as the city had forecast. But the relationship between the mayor and many elements of the business community has been rocky for some time, and we asked Maynard why. “I think an important part of it is, you can see the reaction from the Wu administration to BPI’s report last year. Our report came out, the mayor and members of her administration called it misinformation and said that it wasn’t true. And then shortly after that, offered this piece of legislation we’re talking about now, which is designed to solve the problem that BPI’s report identified.”
But Maynard notes: “I think that Mayor Wu’s tax bill actually brings up some really important questions about how Prop. 2 ½ [the state law limiting local property tax growth and establishing the two-tiered tax system for commercial and residential property] actually operates, and whether a split tax rate…[is] actually legal or constitutional.”
Meanwhile, the 2025 Boston mayoral race is underway, with challenger Josh Kraft and Wu already engaging on issues like housing development.
On housing, Maynard says “the debate we’ve seen over the last two weeks in Boston shows how far the housing debate in the city has come. It’s really focused on supply, and so Boston is finally starting to move into a debate around how to build more housing, which is something the rest of the state has been engaged in for a long time. But Boston’s politics, for whatever reason, has been really resistant to talking about the core of the issue…the MBTA Communities Act [requiring communities served by the T to reform their zoning to allow for more multi-family housing] brings up a really important issue that I think is going to be addressed in this mayor’s race, which is that because of the MBTA Communities Act, there are communities around Boston that now have denser by-right development just on the other side of the line from Boston. So it’s tougher to build in Boston now than it is in the communities that surround it and some of the suburban communities…so towns like Everett and Revere have built way more housing as a percentage of their total stock than Boston…the state has legalized ADUs [accessory dwelling units], the city has not done that. They haven’t followed Cambridge’s lead, either with the parking minimum abolition or with this massive upzoning. And so Boston is really falling behind the rest of the state in terms of making it easier to build. The city’s made it more expensive to build with stuff like increasing inclusionary zoning and increasing environmental requirements, but they haven’t done anything to loosen restrictions like we’re seeing in communities here in Massachusetts and all across the country.”
Maynard also discussed recent developments in the city’s push to install bike lanes. You can watch the entire conversation here, and please join us every Sunday morning at 8:30 for extensive discussion of the key issues in the mayoral race and elsewhere across the region on the weekend edition of “Keller At Large.”
“In moments of challenge and in moments of conflict, it does feel easier to put your head down,” Wu said at an event at the Old State House commemorating Attucks.
“Remembering the full history pushes us to be the beacon of freedom that the rest of the country and the rest of the world so very much needs.”
Inside the Old State House’s council chambers, city leaders, historians, and students gathered to celebrate Attucks’ legacy. They talked about the importance of memorializing him during a time when many present said the contributions of people of color to American history were being erased by the Trump administration, and the country’s founding principles were under attack.
Senator Lydia Edwards said the death of Attucks and the four others killed during the Boston Massacre helped establish important legal principles that still guide the country today.
Following the killings, British soldiers involved in the incident were put on trial. John Adams, who later became president, agreed to defend them in court, arguing that the rule of law must be upheld even during times of intense conflict.
“Even in these moments of strife, oppression of rogue federal government, that we remember that we stood up and still held to our court system, to the rule of law and to due process,” Edwards said. “We also remember who had to die in order to remind ourselves to do that.”
City Councilor Brian Worrell said Attucks was a symbol of the long struggle for equality in the country.
“It’s a story that is a reminder that Black and Indigenous Americans have always been at the forefront [of] the fight for justice,” Worrell said.
He said when he recounts Boston’s Black history, he almost always starts with Attucks’ story.
“He fought not simply against the tea tax or the Stamp Act, he fought for the most basic of rights. He fought for equal human lives. It’s a fight we as a city are still having,” he said.
Wu spoke about how on March 5, 2025, she was called to testify before Congress about Boston’s immigration policies during a six-hour hearing. She touted Boston’s safety record amid aggressive questioning, arguing that the city’s immigration policies improved public safety.
“On the 255th anniversary of the Boston Massacre, on Crispus Attucks Day, there was no way that this city wasn’t going to be represented in standing up for what’s right,” Wu said.
A chandelier lit the council chamber and red curtains covered its historic windows. On both sides of the room, students sat with their teachers. Winners of the Crispus Attucks Essay Contest, which invites local students to explore Attucks’ legacy, sat next to the podium.
“Sometimes history repeats itself,” said Toni Martin, an attendee at the event, who came to support her niece, who was being awarded. “Sometimes it gets better, but it takes revolutionary people to make change perfect.”
Outside of the State House after the commemoration, Sharahn Pullum, 18, who came in second for the essay contest, said, “My inspiration was just getting the opportunity to speak on something that matters.”
Michael Kelly, 65, joined the wreath-laying ceremony that took place at the Boston Massacre Commemorative Plaza. Kelly held a sign that said, “Ice Out Be Goode,” referring to Renee Good, a US citizen who was shot and killed by immigration agents in Minneapolis earlier this year.
Kelly said he had been standing at the plaza for three hours and is planning to stand there the entire day.
“People can stretch their imaginations to understand that this place, what happened here, is not at all different than what happened in Minneapolis,” Kelly said with tears in his eyes. “People standing up for something they believe in is vastly important, and we can’t be daunted.”

Aayushi Datta can be reached at aayushi.datta@globe.com.
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Born and raised in Southie, Heather Foley has seen her neighborhood morph over the past three decades of scrubbing, renovation, and new construction for higher-income new arrivals.
But even Foley was surprised to discover that her South Boston, where kids once went to the corner to buy milk and cigarettes for parents, has emerged with the city’s second-highest average income, even ahead of Charlestown and Beacon Hill.
Her first thought?: “I gotta start being nicer to my neighbors if that’s the kind of money they’re making.”
What’s a household?
Decades ago, when “Good Will Hunting” was filmed in the neighborhood and Southie was known as a working-class area, there were more kids around and maybe just a single breadwinner in some homes.
Since then, Southie saw more two-earner households, fewer kids, and spiffier rental units where three or four roommates could contribute to a “household.” The changes, along with spillover from the adjacent, pricier Seaport, or South Boston waterfront, are factors in Census data showing more than 40 percent of Southie households earn more than $200,000 a year.
Staying put
Foley, 46, a photo shoot producer, considers herself lucky. She didn’t move out to the South Shore like many neighborhood longtimers. She’s living in a family home on a block with residents — oldtimers and newer arrivals — who aren’t flipping properties for big bucks.
Another blessing, particularly valuable this winter? She has a driveway.
As a kid, she went to church and school at Gate of Heaven, St. Brigid, and St. Peter, and jokes that she’s “so sad I didn’t buy a three-decker with my First Communion money, because I probably could have.”
Waves of gentrification
She remembers the earlier waves of newcomers, when glassy sports bars like Stats Bar & Grille muscled in among longtime restaurants like Amrheins.
But now, even the popular Stats is moving out at the end of the month. The property owner is developing a five-story, mixed-use residential building at the site.
A small silver lining
Foley notes that some of the onetime “newcomers” have been here for three decades — and in some ways, have stabilized the place. Many have raised kids, who, like her son, may return to the neighborhood as young adults (albeit splitting a rented apartment with friends). Stats, the sports bar, says it will also return to the neighborhood’s thriving food scene.
“We have a lot of great restaurants now,” Foley says, “and everyone cleans up after their dog.”
Read: These maps show Boston’s wealthiest and most populous neighborhoods — plus other key trends.
🧩 6 Across: More scarce | 🌧️ 42° Another storm
Grand New Party: How do you build a statewide slate of Republicans in a Democratic state? Nearly half of the Mass. GOP candidates didn’t use to be Republicans.
Farewell advice: After nearly 15 years of health system leadership, the departing CEO of Beth Israel Lahey Health offers this advice to others.
Hitting the brakes? After an ambitious state law, Lexington welcomed a wave of new housing. Now, people there are having second thoughts.
Hyde Park fatal bus crash: The driver has been indicted.
Patriots, strippers, and hookahs: A downtown restaurant’s liquor license is in jeopardy after it allegedly hosted Patriots players and guests after their AFC Championship in January. A decision is expected today.
‘Culture of secrecy’: In a scathing report, R.I. authorities accused the Roman Catholic Diocese of Providence of decades of “inaction, concealment, and revictimization” in complaints of clergy sexual abuse of hundreds of children.
Centers of suffering, campaigning: Federal immigration facilities have become backdrops for Democratic politicians seeking to fight President Trump’s immigration policies.
‘The best time to remember God’: Amid crackdowns, the Somali community leans into faith during Ramadan.
When is a reno worth it? Here’s how to judge the return on a home investment.
🧸 ‘Ted’ talk: Seth MacFarlane and the “Ted” cast talk Massholes, potty-mouthed teddy bears, and why Boston may have “the worst accent”
🩰 A ‘Black Swan’ premiere: That’s among 30 sparkling arts events happening this spring around New England. Plus, why are more artists being banned from America?
🎥 Quiz: Test yourself with the Globe’s Academy Awards quiz.
⚽ Will $7.8 million stop the World Cup from coming here? Can Foxborough’s insistence on up-front security payments force the world’s soccer governing body to send matches somewhere else this summer?
♯ Teenage dreams: The future rock stars were teenagers when they wrote songs, influenced by David Bowie and Stevie Wonder, about a fictional nightclub. A half-century later, Squeeze has reworked and is releasing those songs.
💻 Death by chatbot? A new lawsuit alleges Google’s chatbot sent a man on missions to find an android body it could inhabit. When that failed, it set a suicide countdown clock for him. (WSJ)
🍕 And a red cup, please: Fans are tracking down the few Pizza Hut Classic red-roofed restaurants that remain in the 6,200-store chain. (NYT)
Thanks for reading Starting Point.
This newsletter was edited by Heather Ciras and produced by Ryan Orlecki.
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Boston Marathon
In our “Why I’m Running” series, Boston Marathon athletes share what’s inspiring them to make the 26.2-mile trek from Hopkinton to Boston. Looking for more race day content? Sign up for Boston.com’s pop-up Boston Marathon newsletter.
Name: Brianna Poehler
City/State: Granby, Mass.
I am running the 2026 Boston Marathon with Miles for Miracles in support of Boston Children’s Hospital. The Boston Marathon is deeply personal to me and my family.
My daughter is a liver transplant survivor, and at just 11 months old, she received a life-saving liver transplant at Boston Children’s Hospital.
What could have been the most devastating chapter of our lives became a story of hope, resilience, and extraordinary care because of the BCH team.
When our daughter was so small and so sick, the doctors, nurses, and staff at Boston Children’s carried us through the unimaginable.
They combined world-class medical expertise with compassion that went far beyond treatment plans and hospital rooms. They cared for our daughter as if she were their own. They supported us as anxious, exhausted parents. They gave us answers when we had questions, and reassurance when we were overwhelmed.
Most importantly, they gave our daughter a second chance at life.
Today, she is thriving because of that gift. Every milestone she reaches is a reminder of the miracle she received and the team that made it possible. Running the Boston Marathon is my way of honoring that gift and saying thank you in the most meaningful way I can.
The marathon is a test of endurance, determination, and heart — qualities I saw in my daughter during her fight and in the Boston Children’s team every single day.
With every mile I run, I will be thinking of her strength, her transplant journey, and the families who are walking similar paths right now.
By running with Miles for Miracles, I hope to raise funds that will support groundbreaking research, life-saving treatments, and compassionate care for children like my daughter. This race is more than 26.2 miles — it is a celebration of survival, gratitude, and hope.
Editor’s note: This entry may have been lightly edited for clarity or grammar.
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