(October 22, 2025) The morning after releasing our 2025 Nantucket Housing Needs Assessment and sharing the findings at the Atheneum, Housing Nantucket and Remain hosted a follow-up breakfast conversation to take the next step—from data to dialogue.

This gathering brought together a representative cross-section of community leaders from planning, housing, philanthropy, and the private sector. Together, we dug into what the numbers mean, what surprised us most, and how we can use this new information to guide concrete action.

If you haven’t already, you can:
📊 Read the Full Housing Needs Assessment Report

📊 View the Presentation Slide Deck

🎥 Watch the Full Presentation

🗞️ Nantucket Current: First Housing Needs Assessment In 10 Years Shows Depths Of Island Housing Crisis

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Where We Stand

The conversation began with one of the study’s most revealing findings: between 2013 and 2023, owner-occupancy on Nantucket rose dramatically, while rental housing declined. 

Participants discussed why this might be happening—many pointed to pandemic-era relocations, when seasonal homeowners began living here year-round. Others wondered what will happen if those households eventually move away. Will those homes revert to seasonal use, or be sold at prices far beyond the reach of local workers?

There was broad interest in exploring Assessor’s data to better understand ownership trends, and how the year-round property tax exemption affects the Town’s fiscal health as more homes convert to primary residences.

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Preservation Over Expansion

Another theme that resonated throughout the discussion was the need to preserve what we already have.

The report revealed that a surprisingly high number of current homeowners fall below 80 percent of Area Median Income (AMI)—many of them essential workers, longtime residents, and families who keep the island running year-round.

Participants shared concerns about these households’ ability to maintain ownership as they age or face financial strain. With high maintenance costs and limited retirement savings, some may struggle to remain on island. Expanding the Year-Round Deed Restriction Pilot Program was highlighted as a promising solution to help stabilize ownership and protect affordability for future generations.

The group also explored ways to repurpose existing housing stock, including allowing the conversion of larger, underutilized homes into multifamily or condominium-style dwellings. This approach could preserve historic buildings, reflect Nantucket’s traditional density patterns, and create attainable ownership opportunities without requiring new land acquisition.

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When “Middle Income” Isn’t Affordable

The EBP data underscored the wide reach of the affordability challenge. Even middle-income earners—those making up to 240 percent of AMI (roughly $390,000 for a family of four)—are facing real barriers to finding stable housing.

At 80 percent AMI, the income threshold for a family of four is about $130,000 per year, often requiring multiple full-time jobs to meet housing costs. While Nantucket’s property taxes are relatively low, the island’s overall cost of living makes it difficult for working families and professionals to make ends meet.

This reality has ripple effects: parents working multiple jobs have less time at home, and some high school students are caring for younger siblings because affordable childcare and housing options are limited. The data made clear that affordability isn’t confined to one income bracket—it’s a shared community challenge.

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The Cost of Building—and the Role of ADUs

Participants also examined the rising cost of construction and renovation. The group called for a “true cost of building on Nantucket” study to better understand how design requirements, infrastructure fees, and materials drive up project costs.

Historic District Commission standards—such as true-divided-light windows and cedar trim—maintain the island’s architectural integrity but can make smaller-scale attainable projects difficult to finance.

One promising strategy discussed was the Accessory Dwelling Unit (ADU) model. Pre-approved ADU design templates, ground-cover exemptions on larger lots, and clear financing guidance could empower homeowners to create new, year-round housing options.

However, under the state’s Affordable Homes Act, the Town cannot require year-round or income restrictions on ADUs unless local short-term rental (STR) regulations are adopted first. This means that STR policy reform and ADU incentives must move forward together to ensure these units truly benefit year-round residents.

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Overcrowding and Employer Housing

The Housing Needs Assessment also revealed that Nantucket’s rate of overcrowding—defined as two or more people per bedroom—is several times higher than the state average, particularly among renters. Many families stay in crowded conditions simply because the rent is manageable; even when larger units open up, the price jump can be prohibitive.

Employer-provided housing, while helpful in the short term, was seen as an imperfect fix. Employers often don’t want to serve as landlords, and employees risk losing their homes if their jobs change. This model, while filling gaps, can strain relationships and limit family stability.

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Policy Innovation and Community Education

The group discussed innovative policy ideas, such as linking short-term-rental regulation to year-round housing creation—potentially allowing limited STR waivers for property owners who also rent long-term units on the same parcel.

There was strong consensus that community education must remain central to any long-term solution. Many residents are unaware of the programs, incentives, and zoning tools already in place.

Suggestions included:

• Storytelling campaigns that highlight the human impact of housing challenges.
• Town Meeting presentations that connect housing policy to sustainability and community well-being.
• Informal “Housing Open Mic” events at public spaces like The Corner Table, where residents can share experiences and learn about resources.

Finally, the group proposed forming small working groups around these topics, meeting quarterly to share progress and strengthen collaboration. Housing Nantucket will continue to act as a convener and connector, ensuring that ideas turn into coordinated action.

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A Path Forward

The discussion built on the momentum of our What Number Are We Solving For? event series and demonstrated how data can lead to meaningful dialogue.

As Housing Nantucket continues this work, we invite everyone—residents, employers, policymakers, and donors—to stay engaged. Preserving existing housing, aligning local policies, and improving public awareness will take a shared effort, but together, we can strengthen the parallel real estate market that keeps Nantucket’s year-round community thriving.