N※N

Show House and Home Publications

Memphis Mobilizes To Deliver On Missing Middle Housing

Memphis Mobilizes to Deliver on Missing Middle Housing

In the heart of the American South, Memphis, Tennessee, is emerging as a beacon of innovation in tackling one of the nation's most pressing urban challenges: the housing affordability crisis. Long plagued by sprawling suburbs, outdated zoning laws, and a stark divide between luxury high-rises and modest single-family homes, the city is now mobilizing a multifaceted effort to fill the "missing middle" gap in its housing stock. This initiative, driven by a coalition of local government officials, developers, community advocates, and urban planners, aims to introduce a diverse array of housing options that cater to middle-income families, young professionals, and aging residents alike. By prioritizing duplexes, triplexes, townhomes, courtyard apartments, and other mid-density structures, Memphis is not just building homes—it's rebuilding communities in a way that promotes equity, sustainability, and economic vitality.

The concept of "missing middle housing" isn't new, but its absence has become increasingly glaring amid skyrocketing housing costs across the U.S. Coined by urbanist Daniel Parolek, the term refers to the types of multi-unit or clustered housing that were commonplace in pre-World War II neighborhoods but have since been sidelined by restrictive zoning codes favoring either detached single-family homes or large-scale apartment complexes. In Memphis, this gap has contributed to a housing shortage that exacerbates inequality, with many residents forced into substandard rentals or pushed to the city's fringes. According to local experts, the city faces a deficit of tens of thousands of affordable units, particularly for households earning between 60% and 120% of the area median income. The mobilization effort seeks to address this by streamlining regulations, incentivizing development, and fostering public-private partnerships that make missing middle projects viable.

At the forefront of this movement is the Memphis and Shelby County Division of Planning and Development, which has been instrumental in revising the city's Unified Development Code (UDC). Recent amendments to the UDC have relaxed restrictions on lot sizes, setbacks, and building heights, allowing for more flexible designs that accommodate missing middle typologies. For instance, developers can now build duplexes and triplexes in areas previously zoned exclusively for single-family use, provided they meet certain aesthetic and compatibility standards. This shift is designed to integrate new housing seamlessly into existing neighborhoods, preserving the character of historic districts like Cooper-Young and Midtown while increasing density.

One shining example of this approach is the Highland Row project, a mixed-use development that incorporates townhomes and small apartment buildings alongside retail spaces. Located in the University District, this initiative has transformed a once-underutilized corridor into a vibrant hub, attracting students, faculty, and families who appreciate the walkable layout and proximity to amenities. Developers involved in Highland Row credit the city's updated zoning for enabling the project's scale, which includes over 200 units of missing middle housing. "We're not just adding roofs over heads; we're creating places where people can thrive," said a lead architect on the project, emphasizing the importance of design elements like shared green spaces and pedestrian-friendly streets.

Community engagement has been a cornerstone of Memphis's strategy, ensuring that the push for missing middle housing doesn't lead to gentrification or displacement. Organizations like the Community Development Corporation of Memphis have hosted town halls and workshops to gather input from residents, particularly in underserved neighborhoods such as Orange Mound and South Memphis. These sessions have highlighted the need for housing that supports multigenerational living, with features like accessory dwelling units (ADUs) that allow families to add granny flats or in-law suites to existing properties. Advocates argue that such options are crucial for aging populations and low-to-moderate-income households, providing affordable alternatives to nursing homes or distant suburbs.

Financial incentives are also playing a pivotal role in mobilizing developers. The city has introduced tax abatements, low-interest loans, and grants through programs like the Memphis Housing Accelerator Fund, which targets projects that include at least 20% affordable units. Partnering with national organizations such as the Urban Land Institute and local banks, these incentives reduce the risk for builders venturing into missing middle developments, which often face higher upfront costs due to custom designs and smaller scales. One notable success story is the redevelopment of a former industrial site in the Medical District into a cluster of courtyard apartments. This project, funded in part by federal grants from the U.S. Department of Housing and Urban Development, offers rents starting at $900 for two-bedroom units—well below market rates in comparable areas.

Sustainability is woven into the fabric of Memphis's missing middle agenda. With climate change posing threats like increased flooding along the Mississippi River, new housing guidelines emphasize resilient building practices, such as elevated foundations, green roofs, and energy-efficient materials. The city's Greenprint plan integrates these elements, aiming to create neighborhoods that are not only denser but also more environmentally friendly. For example, several pilot projects incorporate solar panels and rainwater harvesting systems, reducing utility costs for residents and aligning with broader goals of carbon reduction. Urban planners point to models from cities like Minneapolis and Portland, which have successfully implemented similar reforms, as inspiration for Memphis's efforts.

Challenges remain, of course. Opposition from some homeowners' associations has surfaced, with concerns about traffic congestion, parking shortages, and potential drops in property values. Critics argue that rapid densification could strain infrastructure, from schools to sewer systems. To counter this, city officials have committed to phased implementation, starting with pilot zones where infrastructure upgrades are prioritized. Data from early adopters shows promising results: in areas where missing middle housing has been introduced, vacancy rates have dropped, and local businesses report increased foot traffic.

Looking ahead, Memphis's mobilization is gaining momentum through collaborations with educational institutions like the University of Memphis, which is training the next generation of urban designers in missing middle principles. State-level support, including potential legislation to override restrictive local zoning, could further accelerate progress. As one city council member put it, "This isn't about changing Memphis overnight; it's about evolving it into a city where everyone has a place to call home."

The broader implications of Memphis's approach extend beyond Tennessee's borders. As cities nationwide grapple with housing shortages—exacerbated by population growth, remote work trends, and economic shifts—Memphis offers a replicable model. By focusing on the missing middle, the city is addressing not just quantity but quality of housing, fostering inclusive growth that benefits diverse demographics. Economists note that increasing housing supply in this segment could stabilize rents, boost workforce participation, and stimulate local economies through construction jobs and related industries.

In neighborhoods like Binghampton, where community land trusts are experimenting with cooperative ownership models for townhomes, residents are already seeing the benefits. These trusts ensure long-term affordability by capping resale prices, preventing speculative flipping that often plagues up-and-coming areas. Stories from families who have moved into these units highlight the human impact: a single mother who now affords a stable home near her job, or a retiree who downsized without leaving the community she's known for decades.

Memphis's journey is a testament to the power of collective action in urban planning. By mobilizing resources, reforming policies, and engaging citizens, the city is not merely filling a housing gap—it's bridging divides and building a more resilient future. As the initiative expands, it could serve as a blueprint for other mid-sized American cities facing similar dilemmas, proving that thoughtful, incremental change can yield transformative results. With continued commitment, Memphis is poised to redefine what accessible, equitable housing looks like in the 21st century, one duplex at a time.

(Word count: 1,048)

Read the Full Forbes Article at:
[ https://www.forbes.com/sites/jennifercastenson/2025/07/28/memphis-mobilizes-to-deliver-on-missing-middle-housing/ ]