Housing Projects & Initiatives
Click on the tabs below to learn about housing developments in progress or in the pipeline to create more residential housing units in Provincetown.
- 3 Jerome Smith
- 26 Shank Painter
- The Barracks Project
- 288A Bradford
- 22/22R & 24 Nelson Ave
- Harbor Hill
- Accessory Dwelling Units (ADUs)
3 Jerome Smith Road (former VFW site) Housing Development
UPDATE - May 2023:
In May of 2023, the Town of Provincetown announced that the 3 Jerome Smith Housing Project was one of 27 housing projects to receive funding from the Massachusetts Department of Housing and Community Development (DHCD). The 3 Jerome Smith Housing Project was awarded funding in its first application round. This significant achievement is attributed to the unwavering commitment and strong support of local residents and officials.
DHCD will support this mixed-income project with federal and state low-income housing tax credits and over $9,000,000 in soft debt from a variety of housing funding programs, including ARPA funds.
With DHCD funding secured, the project is now on track to begin construction in Spring 2024. Additional details and background on the project can be found here.
UPDATE - April 2023:
At Annual Town Meeting in April 2023, supplemental Funding for 3 Jerome Smith Road Housing Development was approved in the amount of $2,250,000 to be used to subsidize the Town’s portion of The Community Builder’s development of 65 affordable and community housing units at 3 Jerome Smith Road, pursuant to a grant agreement between the Town and the developer, which shall include an affordable housing restriction to be held by the Town. This transferred $1,650,000 from excess funds within the Tourism Fund and $600,000 from free cash to cover the Town’s agreed upon contribution to the 3 Jerome Smith Road Project (former VFW site).BACKGROUND:
3 Jerome Smith Road is a planned 65-unit new construction multifamily development in Provincetown. The Jerome Smith Road project will provide affordable, resilient housing and amenities tailored to the needs of residents of Provincetown. The development will be comprised of four 3-story buildings on a 1.8-acre site providing rental housing for households earning 30% of area median income (AMI), 60% AMI, "workforce" moderate-income households (80% AMI), and a handful of market rate units. The development provides urgently needed affordable rental housing in a location where year-round rental housing at all price ranges is under intense pressure from short-term rentals, remote workers, and seasonal owners.
The development will have 18 studio apartment units, 32 one-bedroom units, 10 two-bedroom units, and 5 three-bedroom units. Four of the units will be designated as CBH units for persons with disabilities.
The Community Builders, Inc. (TCB) was awarded developer designation for the site through a Town-led RFP process and purchased the adjacent parcel, 55R Captain Bertie’s Way, which expanded the footprint of the site. Local CDC, Community Development Partnership (CDP) is serving as a local partner/consultant on this project.
26 Shank Painter Road (current police station site)
UPDATE - July 2023:
In response to the RFP released in April 2023, the Town received one proposal, from ESP, LLC, a joint venture of Ecotekture Development & Design and Salient Development Corp, and the Town Manager formed an RFP Review Committee to assist in evaluating the proposal and make a recommendation to the Select Board. This committee was composed of various town representatives, including Alex Morse, Town Manager, Tim Famulare, Community Development Director, Erik Borg, Select Board member, Kevin Moss, Chair of the Community Housing Council, and Michela Murphy, Harbor Committee and Historic District Commission member.
The Select Board reviewed a proposal from EPS, LLC and the Review Committee’s recommendations and voted to award the sale of the properties at 26 Shank Painter Road and 15 Brown Street to ESP, LLC for the development of deed-restricted, year-round rental housing at their meeting on July 24, 2023.
ESP's proposal offers 40 market-rate year-round rental units. Notably, these units will not be tied to state or federal subsidies, ensuring that their affordability is not restricted to specific income levels.
To protect the long-term affordability and availability of these rental units, the Town will convey the property with a deed restriction. This restriction will prohibit the conversion of units into condominiums and will also prevent the units from being used for short-term rentals.
Awarding the contract to ESP does not bind the Town to the initial proposal's specifics, nor does it result in the immediate conveyance of the properties. The conveyance will only occur once the project has been permitted, financed, and is ready to break ground. Having received the award from the Town, ESP, LLC will now work to refine their plan, meet with Town staff in preparation for the regulatory process, and engage in the regular review process with Town boards to get the necessary public input and approvals to move this project forward.
UPDATE - April 2023:
At Annual Town Meeting in April 2023, voters approved a CIP request for $200,000 for the Demolition and Debris Removal and Site Readiness for 288A Bradford Street and 26 Shank Painter Road to allow for the demolition and clearing of the 288A Bradford Street and 26 Shank Painter Road projects in preparation for housing development.
In April 2023, the Town released a Request for Proposals (RFP) to select a developer to design, construct, operate and manage at least 24, and up to 36, middle-income rental housing units on approximately 0.4 acres of land at 26 Shank Painter Road and 15 Brown Street in Provincetown, MA.
Upon the completion of the new police station on Jerome Smith Road in 2024, the site of the current police station at 26 Shank Painter Road will be available for housing development.
The Town is seeking a developer to build at least 36 housing units on the site, a 0.3 acre parcel. The number of units (36) is based on a community engagement process conducted in 2019 and should be considered a base number, with preferred consideration for additional density. The development should be designed for 1-2 person households and reflect a mix of affordability levels from 30% AMI to 150% AMI, with the possibility of some market units. The proposed units should be predominately rental units, with consideration given to a mix of rental and some ownership condominium units if such condos are needed to ensure financial feasibility of the development.
288A Bradford Street
Approved at Annual Town Meeting in 2022, the Town purchased 288A Bradford Street for both open space and affordable housing development. The agreed upon purchase price was $1,475,000 with an additional $100,000 to handle diligence costs as well as the relocation of two existing tenants and site preparation.
Under inclusionary zoning, up to 15 units could be built on the property, and the Town is currently working to relocate the current tenants and plan for future housing development at this site.
Since the acquisition, the Town has been and continues to work to relocate the current tenants and plan for future housing development at this site. We have been working in partnership with the Provincetown Housing Authority and there are unit(s) available to meet the current tenants needs.
At Annual Town Meeting in April 2023, voters approved a CIP request which included $200,000 for the Demolition and Debris Removal and Site Readiness for 288A Bradford Street and 26 Shank Painter Road to allow for the demolition and clearing of the 288A Bradford Street and 26 Shank Painter Road projects in preparation for housing development.
22/22R & 24 Nelson Avenue
The Town of Provincetown is excited to announce that the Select Board has executed Purchase and Sale Agreements for the properties at 22/22R and 24 Nelson Avenue for future affordable and community housing development in town.
Under the agreed terms, the Town will purchase 22/22R Nelson Avenue for $1,270,000 and the property at 24 Nelson Ave for $765,000.
These two properties present an increasingly rare opportunity for the Town to embark on ambitious community housing projects in the coming years. Notably, 22 Nelson Avenue has already been approved and permitted for 12 ownership units, comprising ten market-rate and two affordable units. Once the property is served by Town sewer in the coming years, the potential density is projected to increase significantly, accommodating between 26 to 32 units.
24 Nelson Avenue currently allows for 9 units, but upon sewer connection, development density is expected to expand to 12 to 18 units. When these parcels are combined, the Town could explore the development of up to 18 units today, or between 48 to 60 units once served by sewer. Both properties are part of Phase 6B of the sewer expansion plan, with sewer connection anticipated to occur between 2027 to 2030.
While the Town does not have immediate plans for the redevelopment of these parcels, securing the land is undoubtedly in the Town’s best interest. Without the Town's intervention, the likelihood of private development looms large, leading to a proliferation of market-rate condominiums, many of which could potentially become short-term rentals.
By acquiring these parcels, the Town is continuing to work toward its goal of helping to meet the critical demand for affordable and community housing.
The Provincetown Select Board is in the process of calling a Special Town Meeting this fall to ask Town Voters to approve the purchase of 22/22R and 24 Nelson Avenue before the Town can close on the properties.
Accessory Dwelling Units (ADUs)
What is an Accessory Dwelling Unit (ADU)?
What restrictions apply to ADUs?
Where are ADUs permitted?
What approvals are needed for an ADU?
Click on the tabs below to learn about housing studies, analyses, and programs that are in progress or in the pipeline to create support more year-round residential housing units in Provincetown.
- Year-Round Deed Restriction Program
- VMCC Feasibility Study
- Route 6 Analysis
- 30 Creek Rd
- UMass Donahue Study
- Down Payment Assistance
- Exemption for Taxpayers Renting to Year-Round Residents
Year-Round Deed Restriction Program
The Town of Provincetown is investigating the feasibility of a year-round deed restriction program, an innovative response to the housing crisis which aims to make existing housing stock accessible to year-round community members. Inspired by successful efforts in Vail, Colorado and Lake Tahoe, California, the program would allow the town to purchase deed restrictions from Provincetown property owners, ensuring that the restricted housing units are rented to year-round tenants.
The Town of Provincetown has worked with the housing directors of Nantucket and of the Martha’s Vineyard Commission, along with Reps. Dylan Fernandes and Sarah Peake, and Sen. Julian Cyr to introduce draft legislation which would make a year-round deed restriction program possible.
At Town Meeting in April 2023, voters approved a Home Rule Petition to allow the Town of Provincetown to create a year-round deed restriction program to promote year-round housing occupancy. Managed by the Year Round Market Rate Rental Housing Trust (YRMRRHT), with approval from the Select Board, this program would allow the Town to purchase deed restrictions from homeowners and developers to permanently limit the occupancy of a given unit via a year-round housing occupancy restriction for rental or ownership housing. This would be a voluntary program where homeowners could sell a deed restriction to the Town, for a yet to be determined amount, whereby the deed restriction would live with the property in perpetuity and would only allow for the property to be occupied by an owner or renter who lived at the property year-round with no Area Median Income (AMI) restrictions.
Year-round deed restriction programs have proven effective in resort communities with high rates of second-home ownership and short-term rentals, and limited opportunities for the construction of new affordable housing.
VMCC Feasibility Study
In April 2022, Annual Town Meeting voters approved the transfer of $150,000 from free cash to hire a development consultant to assist with an assessment of the Veterans Memorial Community Center site. The assessment was proposed to include financing, cost estimating, and site planning to determine the suitability of the site for affordable and community housing and municipal uses. The existing Council on Aging, Recreation Center, Wee Care Program, Public Works Department offices, Housing office and other municipal services could be rebuilt in a more compact footprint, allowing housing to be developed on the remainder of the site.
The current 41,000 square foot VMCC was built in 1955.
The Town has completed Phase 1 of a space needs analyses and 4 potential development concepts were delivered and shared with DPW and the Building Committee (Feb 2023). Next steps include DPW presenting more details with estimated costs for the options to the Select Board at an upcoming meeting for their input on how to move forward.
Route 6 Analysis
The Town of Provincetown is evaluating a proposal to reduce the number of travel lanes on Route 6 adjacent to other town-owned lands and to realign the right-of-way to potentially allow for the creation of developable parcels to meet the town's critical needs.
In April of 2022, Annual Town Meeting voters supported a non-binding resolution to support this proposal, as well at the transfer of $60,000 in free cash to fund professional consulting services.
Development consultant services are needed to assist with the assessment of planning, engineering, identifying wetlands delineation, flood storage capacity, and endangered species habitat analysis to determine suitability for development of affordable and community housing and other municipal uses on the town-owned property within the Route 6 right-of-way.
As of March 2023, Environmental Partners wetlands scientist went out to visit each of these sites and generally determined where wetlands occur. The initial results of that analysis indicate that additional follow-up is needed to investigate possible buildable sites at Route 6/Shank Painter, Route 6/Conwell St, and Route 6/Howland St.
30 Creek Road
In February 2023, Environmental Partners completed the wetlands delineation and existing conditions survey. The wetlands limits are much bigger than anticipated and basically precludes any development on this parcel. EP’s wetland scientist believes the wetland to be isolated and protected under the local bylaw but not under the Massachusetts Wetlands Protection Regulations.
Next steps include a site visit to understand the extent of the drainage system that flows into the wetland so that calculations can be done to determine if it can be classified as Isolated Land Subject to Flooding under the State Regulations. If it is regulated under the local bylaw, this step may not be necessary, but it will provide more clarity on its status. In the event the Town does not feel this resource can be regulated under the local bylaw, this analysis is more important.
UMass Donahue Study
Approved by the Select Board in January 2023, the University of Massachusetts Amherst Donahue Institute (“UMDI”) conducted a study on the short-term rental market in Provincetown. The study examined current practices nationwide around short-term rental regulation and identifies what lessons these regulations may offer to Provincetown, especially regarding increasing the availability and attainability of year-round housing.
The final report was delivered in September 2023 and presented to the Select Board at their September 25, 2023 meeting.
Some key findings and takeaways from the report:
Down Payment & Closing Cost Assistance Program (2022/2023)
The Town of Provincetown, through its Affordable Housing Trust Fund & Community Preservation Fund, offers up to 10% of the sale price, capped at $30,000 for each eligible buyer to put towards downpayment and closing costs for the purchase of an eligible affordable unit. It is intended to assist year-round residents qualifying at the CPA 100% AMI [Area Median Income] or less income level who can afford monthly mortgage payments yet do not have enough money to pay the initial home purchase downpayment and closing costs. The goal of the program is to increase homeownership among the low and moderate income households in the Town of Provincetown. This is a zero-percent (0%) interest, deferred forgivable loan program, subject to repayment as described below.
- Available to qualified applicants earning up to 100% AMI [total household income; see below]
- The property must be the homeowner’s principal year round residence; not a second home
- Purchaser must be first-time homebuyer defined as someone who has not owned a home in the past three years, some exceptions.
- First Time Homebuyer Workshop: purchaser must provide certificate from an approved Homebuyer Education Workshop Series [may waive for delayed participation due to COVID].
- Applicant must provide written confirmation that they have been deemed eligible to purchase a year round home through an approved lottery process or have a fully executed P&S for an eligible unit
- Applicant must have a mortgage pre-qualification letter from a recognized financial institution on bank letterhead clearly indicating their qualification to purchase the unit
- The property must be located in Provincetown
- Available on a first-come, first-serve basis until the allocation for this program is depleted
- Loans are up to 10% of sale price, capped at $30,000 solely for downpayment and closing costs based on a bona fide Loan Estimate from a recognized financial institution
- A minimum of 1.5% of sale price of homebuyer’s funds are required. Loan funds are given at closing, so purchaser will need their own funds for Offer & P&S deposits and other pre-closing costs.
- Funds to be released to closing attorney following receipt of bona fide mortgage loan commitment letter and once the purchase is approved to close
- Downpayment & Closing cost funds loan based on approved legitimate closing costs and limited to 10% of sale price and capped at $30,000
- This is a zero-percent (0%) interest loan secured by a second mortgage on the property from the purchaser to the Town of Provincetown which will be recorded as a subordinate lien by the closing attorney
- The loan must be repaid in whole or in part when property is sold or transferred in less than ten (10) years; the repayment will be pro-rated based upon the length of time since purchase and will be forgiven after ten (10) years
- The loan will be subordinated if refinanced by original owner(s)
Full program guidelines and application are available here: Down Payment & Closing Costs Assistance Program - Guidelines & Application
For more information, contact Housing Director Michelle Jarusiewicz at 508-487-7087 or firstname.lastname@example.org
Exemption for Taxpayers Renting to Year-Round Provincetown Residents
In February 2018, the Provincetown Residential Exemption was expanded to include: “a residential parcel occupied by a resident of the Town of Provincetown, other than the taxpayer, occupied on a year-round basis and used as his or her principal residence for income tax purposes.” This exemption will adjust the taxes of owners who rent on a year -round basis to residents of Provincetown who use the rental as their principal residence for income tax purposes.
To qualify under the expanded version of the exemption for FY 2023, the applicant must provide either:
- a current Rental Certificate, a signed (landlord and tenant) year-round lease beginning on or before January 1, 2022 and a copy of the first page of your renters 2021 Federal 1040 and State income tax Form 1 filings listing Provincetown as the mailing address. Inclusion of the tax forms is for residency verification only. All financial information can and should be redacted. OR:
- a current Rental Certificate, a signed (landlord and tenant) year-round lease beginning or before January 1, 2022 and a copy of your tenant’s Driver’s License listing the rental property address. Additionally, your tenant must satisfy two of the following: a year-round parking permit; be registered to vote in Provincetown; be on the Town Census or provide a copy of a December 2021 Utility bill in the tenant’s name for the rental address.
More information can be found here.
At Annual Town Meeting in April 2023, voters approved a Home Rule Petition to further expand the residential exemption to allow for a domicile-based residential exemption in addition to having multiple expanded residential exemptions on a multi-unit parcel. The adoption of the 2018 Expanded Residential Exemption allowed the benefit of a residential exemption to be given to a non-residential property owner in exchange for renting on a year-round basis to a Provincetown resident. However, the bill never addressed the possibility of multi-unit parcels being able to have more than one residential exemption per parcel. This vote seeks to amend Chapter 25 of the Acts of 2018 to allow more options for non-resident owners of multi-unit properties to financially benefit from the ability to rent multiple units to year-round Provincetown residents. Additionally, permanent residents who own multi-unit properties will have a new incentive for renting to Provincetown residents by also receiving exemptions on their rental units, hopefully creating more year-round rental units with only a small impact to the Town’s overlay.