Bedford is actively considering a new real estate transfer fee to generate funds for affordable housing initiatives. The Bedford Housing Partnership is examining models from neighboring towns as a parallel statewide bill, which could authorize such fees for all municipalities, advances through the state legislature.
During a recent meeting, officials discussed the potential structure of a local fee while also advancing other key housing programs, including an expanded rental assistance plan and support for new affordable units in local developments.
Key Takeaways
- Bedford is exploring a home-rule petition for a real estate transfer fee to fund affordable housing, studying approaches from Concord and Brookline.
- A statewide bill that would authorize such fees is currently with the Senate Ways and Means committee; its passage would make local petitions unnecessary.
- The town is pursuing affordable units at the Railroad Avenue rental project after a similar proposal for a Carlisle Road development was rejected.
- A new regional partnership will extend Bedford's rental assistance program from eight to 12 months for eligible households.
A Potential New Funding Stream for Housing
The Bedford Housing Partnership is laying the groundwork for a potential real estate transfer fee, a measure designed to create a dedicated source of funding for local affordable housing projects. At its February 3 meeting, Director of Housing and Economic Development Eric Salerno detailed the approaches taken by other Massachusetts communities.
The partnership is analyzing the language developed by Concord, which proposes a fee only on residential sales, and Brookline, which aims to apply the fee to both commercial and residential property transfers. These examples provide a framework for Bedford as it considers its own version, which would involve defining the transaction threshold and the specific fee percentage.
Currently, 18 communities across the state have passed similar home-rule petitions. However, none have yet received final approval from the state Legislature.
State Legislation Looms Over Local Efforts
While Bedford prepares a potential local petition, a broader statewide bill could change the landscape entirely. The bill, which would grant all cities and towns the authority to implement a fee on certain real estate transfers, is a significant factor in the town's planning.
On December 18, 2025, the bill was reported favorably by its committee and referred to the Senate Ways and Means committee for further review. Salerno explained that if this state-level legislation passes, it would provide a universal framework, eliminating the need for individual towns like Bedford to seek approval for their own home-rule petitions.
Public Education Campaign Planned
Regardless of the outcome at the state level, the Housing Partnership agreed on the importance of educating residents about the proposed transfer fee. Plans are underway for a public information campaign, which may include informational sessions and published articles to ensure the community is well-informed about how the fee would work and what it would fund.
The Regional Housing Support Office (RHSO) is assisting Bedford in drafting the language for a potential home-rule petition article. However, a specific timeline for presenting it to the Select Board for a town meeting warrant has not yet been established.
Updates on Local Affordable Housing Projects
Alongside the policy discussions, the town is actively working to increase its affordable housing stock through direct development partnerships.
Railroad Avenue Project Moves Forward
Salerno reported that an offer to use Housing Trust funds to add two affordable units to a development on Carlisle Road was not accepted. As a result, the town is redirecting its focus and resources.
The department is now investigating providing trust fund assistance to incorporate two affordable units into the Railroad Avenue development. This project, which consists of rental units rather than ownership properties, is currently moving through the local permitting process.
Affordability Secured at 210 Springs Road
An important victory for the town's housing goals came in the redevelopment process for the state-owned property at 210 Springs Road. Following input from Bedford officials, the state's Division of Capital Asset Management and Maintenance (DCAMM) included an affordability requirement in its request for proposals. This ensures that any of the 12 submitted proposals must address the need for affordable housing, a component that was not originally part of the state's plan.
Exploring New Partnerships
Looking toward the future, Salerno mentioned that the town is exploring a potential partnership with Lowell Habitat for Humanity. This collaboration would focus on identifying suitable properties for longer-range affordable homeownership projects, though these efforts are still in the early stages.
Expanded Support for Local Renters
Bedford is also enhancing its direct financial support for residents. The town is collaborating with the WestMetro Home Consortium, a group of 14 communities, to implement a more robust rental assistance program.
By drawing from a regional pool of federally authorized HUD funds, Bedford will be able to offer assistance to renters for a full 12-month period. This is a significant increase from the current eight-month limit.
"Under a regional approach, Bedford would be able to assist renters for a 12-month period," Salerno noted, highlighting the benefit of the consortium model.
The town aims to support between two and five households through this enhanced program. Salerno is currently developing a new application form, which is expected to be available on the town's website soon. The next meeting of the Bedford Housing Partnership is scheduled for March 3.
