Boston, MA
It’s time for Boston to demolish the stigma of public housing – The Boston Globe
In Vienna, well-maintained public housing complexes are distributed across the city’s neighborhoods and come with amenities like gyms, schools, and even shopping centers. Far from being places to avoid, these complexes housed more than 60 percent of the city’s 1.8 million residents in 2022.
The Viennese call such housing “social,” to reflect its broad usage — nearly 75 percent of the city’s residents qualify for it. This means that a supermarket cashier and a software developer can be neighbors, with each paying less than 30 percent of their income in rent. In Boston, only households making 80 percent or less of the city’s median income are eligible for Boston’s scant 17 percent of subsidized housing.
Vienna-style housing in America: Dream or delusion?
When I returned home and breathlessly told my friends and colleagues about Vienna’s successful approach to public housing, I saw apprehension in their faces and got tepid responses. They seemed concerned, the way you might be for someone who’d clearly gone down a rabbit hole of delusion. On a couple of occasions, people expressed their skepticism. “Yeah, that all sounds really nice,” they’d begin. “But dude, that’s never gonna happen in America. Come on.”
Recent history is on their side. Greater Boston rent prices shot even higher into the stratosphere during the second year of the pandemic. The idea of bringing Vienna-style social housing here just seemed increasingly fanciful. But around that time, I noticed something that gave me hope. More journalists than ever were going to Vienna to write about its excellent public housing system, and US policy makers were taking note, too.
These Vienna stories heralded optimism. “Lessons From a Renters’ Utopia,” a headline in The New York Times offered. “How Vienna became the world’s most livable city,” the Guardian gushed. And as an explainer for Shelterforce, a nonprofit publication dedicated to reporting on affordable housing, Hawaii state Senator Stanley Chang and San Francisco assembly member Alex Lee published “How We Can Bring Vienna’s Housing Model to the US.”
Now, after years of affordable housing scarcity and a pessimistic outlook on what solutions are possible, it seems that more lawmakers are willing to think big about housing policy.
In September, Mayor Michelle Wu announced that the city would commit $100 million to a Housing Accelerator Fund, a reserve for kickstarting new housing projects that have run into financing obstacles. The housing accelerator will make it possible for the city to start acting like a real estate investor and directly subsidize public and private housing developments with infusions of cash.
The fund also presents an opportunity for Boston to finance modern, mixed-income public housing like the kind I saw in Vienna. One outspoken supporter of the idea is Boston City Councilor at Large Henry Santana, who spent his childhood in the Boston Housing Authority’s Alice Taylor Apartments in Mission Hill.
“Public housing gave my family a foundation with which to thrive,” Santana said on Oct. 17 at a working group session at Boston City Hall where councilors discussed mixed-income social housing. “I’m passionate about this kind of housing because it can help break down racial and social divides which have shaped our neighborhoods,” Santana added.
But as I took my seat on the sidelines of the meeting room beneath a portrait of James Michael Curley — whose last mayoral term coincided with the start of the “urban renewal” era that saw millions of public housing units razed in Boston — the guests I was most interested in hearing from were officials from Maryland’s Montgomery County. Thanks to them, we no longer have to talk about mixed-income social housing solely as a Viennese import.
Maryland is leading the way on social housing
In Montgomery County, modern, dignified social housing for a wide spectrum of incomes is becoming part of a new normal.
With its own fund, the Housing Opportunities Commission of Montgomery County (HOC) hired developers to build The Laureate, a 268-unit complex in Rockville with public transit access, a pool, and a gym. A quarter of the apartments are set aside for households making less than 50 percent of the area’s median income — about $76,450 or less for a family of four.
The building is fully owned by the city, setting it apart from most affordable housing projects, in which a fixed number of below-market apartments are baked into a building plan with the help of low-income housing tax credits. In Montgomery County, it’s as if policymakers asked, “What if we got into the business of housing development ourselves?”
The HOC works because it is a revolving fund, meaning the HOC lends developers housing accelerator money to fund the construction of a building, with substantially lower interest rates than they would get from private lenders. Once the building’s units have been leased to tenants, the HOC refinances the project, takes a majority stake in the project to establish municipal ownership, and pays itself back for the initial loan. With the housing funds replenished and the HOC having collected interest from the developers, the HOC is better able to fund more mixed-income public housing. Montgomery County Council member Andrew Friedson says, “The Montgomery County housing fund started with $50 million and now it’s $100 million. This is one of the most cost-effective ways to create housing.”
With that formula for financing mixed-income social housing, more cities and states are warming to the idea. City officials in Atlanta and state officials in Rhode Island have announced plans to form their own public development bodies, and Boston’s housing accelerator fund is a step in the same direction.
On Nov. 19, Mayor Wu announced that the first local project to receive housing accelerator financing will be Bunker Hill Housing, the Boston Housing Authority housing complex in Charlestown. A public-private partnership between the BHA and Bunker Hill Redevelopment Company, the project will result in 15 new residential buildings with a total of 2,699 apartments. More than 1,000 of these apartments — about the same number that made up the original complex at Bunker Hill — will remain deeply affordable, meaning their occupants will spend no more than 30 percent of their income on housing regardless of their income. But apartments in the old complex were exclusively available to low-income renters, while the new buildings will have a mix of rents, including for market-rate units.
Santana thinks this approach will yield dividends for the community. “In the United States, public housing has been traditionally viewed as this last resort for low-income families,” Santana says. “The stigma of public housing is tied to disinvestment and neglect. When you drive across the city and you pass a public housing structure, you know it’s public housing.”
Does Santana see a substantive difference between the terms “public housing” and “social housing”? “I think that ‘social housing’ reflects the philosophy that housing really should be a collective responsibility,” Santana says. “The term helps us reposition housing as a public good, rather than a commodity.”
Although that may be a tough sales pitch, Santana believes people are becoming more open to bolder interventions. “What I’m hearing constituents asking for, in all Boston neighborhoods, are options that provide stability; not just temporary fixes,” Santana says.
Today, when you arrive at 55 Bunker Hill Street — where the old BHA complex still exists, waiting to be knocked down, reimagined, and rebuilt — you’ll see a bunch of two- and three-story brick buildings that have clearly seen better days. They are weathered, their design dated and dour. The demarcation is clear: This is public housing, and that — the freshly painted buildings across the street — is private housing. But now, with the housing accelerator fund catalyzing an overdue renovation and expansion of the BHA property, that line is about to blur.
If Boston’s housing accelerator makes more projects like the Bunker Hill redevelopment possible, we might have a tougher time spotting the difference.
Miles Howard is a freelance writer in Boston and the founder of the Walking City Trail. He publishes the weekly hiking newsletter Mind the Moss.
GMC and their flagship Yukon brings all-around excellence with this week’s tester: the 2026 GMC Yukon Denali Ultimate
This cousin to the Chevrolet Tahoe provides all of the space, comfort, style and luxury anyone could want.
In 2026, the GM brand worked wonders on their existing fleet and added nice trim levels to keep the competition always thinking about what they’re doing next.
Our Glacier White Tricoat tester was flawless and completely destroys the competition in the American Luxury market.
Known for its high MSRP and resale values, the Yukon Denali Ultimate has a base price of $103K and is powered by a 6.2L ECOTEC3 V8 engine and 10-speed automatic transmission. With 420 horsepower and 460 lb-ft of torque, our weeklong tester had a 8,400 pound towing capacity.
The Yukon Denali Ultimate had a slew of standard features including a 16.8-inch premium infotainment system, 24-inch wheels and a 15-inch head-up display. Upgrades include second-row captains seats, BOSE performance sound system with 22-speakers and Night Vision – all totaling an additional $7,090. Boasting a Woodland Mahogany interior, the Yukon Denali Ultimate is certainly classy for all consumers and exemplifies the American Luxury that GMC provides.
In Grasso’s Garage, the Flagship GMC Yukon Denali Ultimate is the real deal. It looks stellar, rides good, and has good values. Although pricey for most consumers, the usage in this category is second to none. I was able to fit six adults on our way to dinner and heard a ton of compliments on its comfort and style, in addition to its spaciousness.
The GMC Yukon has a long-lasting history in the fleet, and in my opinion, having the Denali Ultimate package added is just the way it has to be to experience its full offerings.
Grasso’s Garage is here for you! Looking for more auto reviews or are you in the market for a new car? Head to https://www.bostonherald.com/tag/automotive/. Also, for honest input, reach out to me directly: marc.grasso@bostonherald.com.
2026 GMC Yukon 4WD Denali Ultimate
MSRP: $103,900
MPG: 14 city / 18 highway / 16.2 as tested
As Tested: $113,785
In a stunning, franchise-shaking move, the Celtics reached an agreement Wednesday to trade Jaylen Brown to the Philadelphia 76ers, according to a report from ESPN’s Shams Charania.
In return, Boston reportedly will receive nine-time All-Star wing Paul George, two first-round picks and two second-round picks.
Brown had been the subject of rampant trade rumors in recent weeks, with Charania reporting earlier Wednesday that the Celtics were “strongly shopping” their longest-tenured player following a failed attempt to trade him and two draft picks for Giannis Antetokounmpo.
But the 76ers, who ended the Celtics’ 2022-26 season by upsetting them in the first round of the NBA playoffs, had not been mentioned as a potential suitor for Brown. He’ll now join the likes of Joel Embiid, Tyrese Maxey and VJ Edgecombe on a talented Philadelphia roster, while the oft-injured George heads to Boston.
Shipping out Brown splits up one of the NBA’s most talented and successful duos. The tandem of Jayson Tatum and Brown led Boston to five Eastern Conference finals, two NBA Finals and one championship since they joined forces in 2017.
Brown, the 2024 NBA Finals MVP, played most of this season without his longtime co-star, and he thrived, averaging 28.7 points, 6.9 rebounds and 5.1 assists — a stat line matched in Celtics history only by Larry Bird and John Havlicek — while Tatum recovered from Achilles surgery. Brown made second-team All-NBA and finished sixth in MVP voting, and the underdog Celtics far exceeded preseason expectations, posting the second-best record in the East (56-26) and the league’s fourth-best net rating.
But questions about Brown’s future began swirling after Boston blew a 3-1 series lead against seventh-seeded Philly, losing three straight — including Game 7 at home, which Tatum missed due to knee stiffness — to suffer their earliest postseason exit since 2021.
Brown, who was a minus-57 over the final three losses, made headlines after the series when he insisted that this was his “favorite season” despite Boston’s poor finish. Basketball Hall of Famer Tracy McGrady, a mentor of Brown’s, did the same when he said on his podcast that Brown had “frustration (that) lies deeply within the (Celtics) organization.”
Celtics president of basketball operations Brad Stevens said in his end-of-season news conference that Brown had expressed no such feelings to him. But Stevens admitted Boston needed to improve its roster to compete with the NBA’s elite teams (New York, San Antonio, Oklahoma City, etc.). A month later, after the Milwaukee Bucks rejected Boston’s bid for Antetokounmpo, Stevens said he wouldn’t “predict the future” when asked whether Brown would remain with the Celtics.
“Jaylen Brown is a big part of us,” Stevens said last Tuesday. “I’m never going to predict the future, but every indication, everything that I think about over the past few years has been building around those guys, right? So obviously, you never know.
“But at the same time, the one thing I want to make very clear is how valued he’s always been. He’s been amazing. He’s been an amazing teammate, a great person to be around. And whether that run ends 10 years from now when he retires, or before, there’s a lot to celebrate. We have a great relationship, an open relationship where we talk about everything. But I don’t want to predict the future.”
George has enjoyed a long and decorated career across stints with the Indiana Pacers, Oklahoma City Thunder, Los Angeles Clippers and 76ers. Over his 16 seasons, he’s averaged 20.5 points, 6.2 rebounds, 3.7 assists and 1.7 steals per game while shooting 44.0% from the field and 38.4% from 3-point range.
The 36-year-old is well past his prime, however, and has struggled to stay on the court, suiting up for more than 60 games just once in the last seven seasons. He played in 37 games this season, missing time for both injuries and a 25-game suspension for violating the NBA’s anti-drug policy.
George did give the Sixers strong minutes during their playoff series against Boston, making 55.0% of his 3-pointers across the seven games. Still, he’s a substantial downgrade from both the Celtics’ original target, two-time NBA MVP Antetokounmpo, and Brown, who is six years younger.
The Celtics will inherit the final two years of George’s contract. He’s set to make $54.1 million this coming season, then has a $56.6 million player option for 2026-27. It was not immediately clear whether Boston plans to move forward with George or flip him in a subsequent trade.
This trade marks the third time in the last four offseasons that the Celtics made major changes to their roster. Ahead of the 2023-24 season, they shipped out Marcus Smart, Robert Williams III and Malcolm Brogdon in trades for Kristaps Porzingis and Jrue Holiday — deals that helped push their Tatum/Brown-led core over the championship hump after years of near misses. Last summer, the Celtics traded Porzingis and Holiday and lost Al Horford and Luke Kornet in free agency to escape the prohibitive second apron of the NBA’s luxury tax. (A subsequent series of in-season trades pushed Boston out of the tax entirely.)
Parting ways with Brown is the boldest swing yet for Stevens.
The 29-year-old (30 in October) was Boston’s longest-tenured player, having joined the C’s as the No. 3 overall pick in the 2016 NBA Draft. He ranks 10th on the franchise’s all-time scoring list — one spot behind Tatum and two behind Bill Russell — and is coming off the best season of his career. Among active players, only Stephen Curry, Draymond Green, Devin Booker, Nikola Jokic and Antetokounmpo have appeared in more games without changing teams.
Brown, whose No. 7 likely will hang in the TD Garden rafters one day, also built a strong connection with the Boston community through his 7uice Foundation, Boston XChange initiative and other philanthropic efforts.
“I love Boston,” he said in a May 6 Twitch stream. “If it were up to me, I would play in Boston for the next 10 years.”
Brown was set to become eligible for a two-year, $140 million contract extension with the Celtics next month. His current deal, which runs through the 2028-29 season, was the richest in NBA history when he signed it in 2023 (five years, $304 million). He is set to make $57.1 million this coming season.
Afloat is an ideal option if you’ve ever had dreams of owning your own boat but have been told that boat ownership requires endless reserves of cash. Or if you’ve ever wanted to experience a houseboat, although I’d describe my houseboat as more of a floating hotel room.
I’ve made no secret of my dislike of the word “staycation,” but I’ll admit that booking at Afloat is as close as you can get to a staycation in Boston. Depending on your sea legs and your tolerance of motion, of course.
This is also one of the best lodging deals in Boston. My petite houseboat with a queen bed (although it looked more like a double) was $260 a night; two-bedroom yachts were $350. Moored at Constitution Marina in Charlestown, with views of the Zakim Bridge, the only way to get better water views would be to jump into the harbor.
There were some downsides to my houseboat, named Casita, which I believe translates into “little house with a touch of saltwater corrosion that bobs gently in a marina.” The interior was small, as in, I wouldn’t recommend this houseboat for anyone over 230 pounds or over 6 feet 2 inches, give or take. If you’re a hotel snob, it might not be a fit for your high-falutin’ tastes. The room is spartan, but it had everything I needed. There was a full bathroom, a coffee maker, a refrigerator, a hair dryer, an iron, Wi-Fi, air conditioning, heat, and a television.
Wait, but there’s more! There are plenty of moored boats and houseboats that you can rent on Airbnb or VRBO, but how many of them include a pool where you can splash your cares away? Or communal barbecues where you can BYOB (that’s bring your own beef) and grill your dinner? These are marina extras included in my stay that I was not expecting. I spent time by the pool with a soccer-crazed family from Norway. I tried to change the topic from soccer to my favorite Norwegian pop stars. The family hastily grabbed their towels and left the pool area.
There are people to escort you to your boat and carry your luggage. They also explained the room’s features. I assume if I were staying on a yacht, the orientation would be more detailed, including “do not untie this boat and start sailing to Bermuda.” There was a paper bag on the bed of my room filled with houseboat essentials: lip balm, a tin of mints, a blueberry Nutri-Grain bar, a bag of mini rice cakes, and a postcard of the marina.
Afloat has another advantage that I hadn’t anticipated. It gave me entrance to the rarified world of marina life. At one point or another, we’ve all walked by a marina and looked down as sun-kissed boat owners sipped beer on the decks of their yachts or hosed down their sailboats after a day at sea. We walk by, green in the gills with envy, trying to justify our feelings by saying that buying a boat is about as solid an investment as encasing cash in concrete and throwing it to the bottom of the ocean. But really, we want to be a part of it.
Finally, I had an entree into the marina universe. I walked around and checked out the other boats, my bare feet on the warm wooden planks. I casually waved or said, “How’s it going?” in a tone that indicated that I was also a part of marina culture, my imaginary yacht sitting nearby. I’m sure my jaunty nautical ensembles helped solidify my place there.
I generally avoid bed-and-breakfasts in the same way I avoid smiling folks on the sidewalk holding a clipboard who say, “Excuse me, sir, do you have a minute…” But Afloat is a different kind of B&B. I didn’t have to talk to other guests or sit awkwardly at a table with strangers in the morning. There’s also no hard and fast rule that breakfast ends at 9 a.m., which, coincidentally, is the time I normally wake up.
Instead, when you check in, you’re given $10 vouchers for Emmi Bakery & Cafe, which is a fish’s throw from the marina. Here, I could get whatever I liked, whenever I liked (the cafe closes at 4 p.m.), without feeling obligated to make small talk with strangers. The advantage of staying in a houseboat over a yacht is that it has a small, private deck adjacent to it, surrounded by herbs and flowers. I invited friends over, some of whom did not appreciate the charms of Casita as much as I did.
My husband was the first visitor. He entered with a look of horror and declared, “This place is terrible. I thought you only stayed at nice hotels.” Within five minutes, he grew seasick and quickly exited, never to return.
“I’m going to call you in the morning to make sure you haven’t floated out to sea,” he said as I rolled my eyes.
Other friends were kinder, but not much. I broke out a bottle of wine on the deck at sunset while my friends popped open the Dramamine. I barely noticed the sway, but the more delicate among you might blanch quickly.
Being at Constitution Marina gave me an excuse to explore Charlestown, a part of the city that I rarely see. Not because I don’t like it, but because parking can be a bear. I had dinner outside at Monument Restaurant and Tavern, looked around at Boston National Historic Park, and took the MBTA ferry from Charlestown to Long Wharf. For $3.75, I had a quick scenic spin in the harbor.
I’ll give the houseboat at Bed and Breakfast Afloat Boston a rating of four anchors out of five. I think much of my good vibes had to do with the perfect weather and the views, but I also loved the feeling of adventure and the way the water rocked me to sleep. That’s a feature you can’t find at any other B&B in the city.
28 Constitution Road, www.bedandbreakfastafloat.com. 617-241-9640.
Christopher Muther can be reached at christopher.muther@globe.com. Follow him @Chris_Muther and Instagram @chris_muther.
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