Build Philly Now

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Build Philly Now · March 2026

The Mixed-Income Neighborhoods Overlay

A Parcel-Level Impact Analysis

11,431 permits analyzed · Jan 2019 – Dec 2025 · Council Districts 3 & 7

BPNBuild Philly Now · MIN Impact Analysis · March 2026
Slide 1

The Policy Produced 18 Affordable Units While Deterring ~3,000 Homes

−37
percentage point decline (new construction ≥10u)
~3,000
est. units never built
~600
affordable units lost (20%)
18
affordable units delivered

New construction of 10+ unit buildings: 27.7/yr → 8.7/yr inside MIN, vs. 6.8/yr → 4.6/yr outside. The control group decline (31.6%) captures market headwinds. The additional 37 points is MIN.

BPNBuild Philly Now · MIN Impact Analysis · March 2026
Slide 2

52% of Lost Units Were in Transit-Oriented Zoning

FAR-bonus zones (CMX-3/4/5, IRMX, ICMX) — deliberately mapped along commercial corridors and near transit — collapsed 68% in permits. RM-1 was flat (+1%) because small projects stay under the 10-unit trigger.

~2,151
units lost in FAR-bonus zones
CMX-3/4/5, RMX-3, IRMX — the zones mapped for density near transit
+1%
RM-1 was essentially flat
Small-scale development (2–6 units) unaffected — it’s below MIN’s threshold
BPNBuild Philly Now · MIN Impact Analysis · March 2026
Slide 3

The Voluntary Bonus Outperformed the Mandate

MIHB (Voluntary)
300
affordable units (created + under construction)
$36.3M
to Housing Trust Fund
MIN (Mandatory)
33
affordable units (delivered + under construction)
$0
to Housing Trust Fund

MIN banned the fee-in-lieu option. Lost HTF revenue: ~$32.7M — enough for ~2,180 home repair grants.

BPNBuild Philly Now · MIN Impact Analysis · March 2026
Slide 4

MIN Threatens 20.9% of the TOC Bill's Housing Yield

+14,527
TOC yield without MIN
−3,032
units lost to MIN
+11,495
TOC yield with MIN

§14-513(5)(a)(.2) blocks the 30% FAR bonus for CMX-3/4/5/RMX-3 in MIN (−1,364 units). Behavioral deterrent costs an additional 1,668 units in density zones. D3 loses 30% of its yield. 46th Street — D3’s strongest station — loses 68%.

BPNBuild Philly Now · MIN Impact Analysis · March 2026
Slide 5

Portland Found a Better Way

Before (2017–2024)
  • • Permits fell 40%
  • • Threshold gaming doubled to ~50%
  • • 3 condos in 9 years
  • • Investment fled to suburbs
After (2024–present)
  • • ~$220K/unit subsidy (cheaper than standalone affordable)
  • • Gaming returned to normal
  • • Construction restarting
  • • 1,967 affordable units through 2024

Oregon SB 1521 (March 2026): Unfunded IZ is now illegal. Philadelphia’s MIN would not survive that standard.

BPNBuild Philly Now · MIN Impact Analysis · March 2026
Slide 6

Recommendations

1
Fund the gap. Close the $175K–$225K per-unit affordability gap using AHTF, tax abatement savings, and PILOT revenue.
2
Adjust rates and ratios. Align set-aside % and AMI targets with what the market can deliver given available funding.
3
Restore fee-in-lieu + exempt TOC from FAR block. Remove the MIN exclusion in §14-513(5)(a)(.2). Restore fee option to generate HTF revenue.
4
Require calibration studies. Biennial reviews tied to construction costs and market rents, as Oregon now requires.
BPNBuild Philly Now · MIN Impact Analysis · March 2026
Slide 7

The Bottom Line

The goal of mixed-income neighborhoods is sound.
The mechanism needs to change.

Portland found a better way. Oregon made it the law. Philadelphia can do the same.

buildphillynow.org · jon@buildphillynow.org
BPNBuild Philly Now · MIN Impact Analysis · March 2026