A positive agenda for Black Boston

From 2000 to 2020, Boston has grown more diverse, more prosperous, and more global. Our many unique neighborhoods and numerous ethnics groups come together to form what I believe to be the most beautiful tapestry of diversity in our nation. This tapestry truly embodies the phrase E pluribus unum—Out of many, one.

But Black Bostonians—particularly the Descendants of American slavery—are the only racial group whose numbers have declined, both in raw population and in share of the city’s residents. When the current administration says "Welcome Home, Boston" this call for inclusion in housing has failed to reach the ears of Black Boston. The data from the U.S. Census and our own BPDA (or whatever we're calling it now) show that year over year Black people are being violently ripped from the beautiful tapestry that is Boston.

This isn’t a mystery. It’s not a coincidence. It is the product of policy. From redlining to exclusionary zoning, from underfunded schools to the denial of generational wealth through discriminatory home loan practices, Boston has chosen—through law, ordinance, and budget—to leave Black people behind. As your At-Large City Councilor, I will fight to reverse this. Not symbolically, not rhetorically, but materially.

The Legal Mandate: Jones v. Alfred H. Mayer Co., 392 U.S. 409 (1968)

The U.S. Supreme Court, in Jones v. Mayer, held that Congress—and by extension local governments—are constitutionally empowered to eliminate the “badges and incidents of slavery.” The Court ruled that the Thirteenth Amendment does not merely prohibit slavery itself, but gives lawmakers the authority to legislate against its lasting legacies, including but not limited to discrimination in housing, employment, and access to capital and opportunity for Descendants of slavery. That ruling is not just an abstraction. It is a constitutional mandate that Boston has failed to fulfill. It is the legal and moral foundation for any serious agenda to address this and other injustices visited upon historically marginalized groups.

This Is What It Means to Listen. This Is What It Means to Serve.

"Here to listen. Here to serve." That’s not just a slogan. It’s a pledge. And listening to Boston means listening to ALL its residents, especially those who have intentionally been left behind through policy. No matter what President Trump or the extreme right-wing says about DEI (Diversity, Equity, and Inclusion), the Descendant community has earned equity and inclusion through centuries of labor, resistance, and survival. I will fight to make that equity and inclusion a reality in the everyday lives of Black Bostonians—and for all marginalized communities across this beloved city. The Constitution says I can, Black Boston and all who love justice demand that I must, so I will.

Home Equity Acceleration Program (HEAP)

An Affordable Homeownership Proposal for Descendants of Slavery in Boston

The Boston Home Equity Acceleration Program (HEAP) aims to accelerate wealth-building and homeownership opportunities for Descendants of Slavery residing in Boston. The program will provide affordable housing without long-term deed restrictions while implementing a gradual tax transition to protect homeowners from sudden financial burdens. The ultimate goal of HEAP is to close the homeownership gap by ensuring that at least 8,500 affordable homeownership units are set aside for Descendants of Slavery in Boston.

Why 8,500?

This number reflects the approximate 14% homeownership gap between Descendants of Slavery and white households in Boston, representing the estimated number of additional homeowners needed to close the disparity. These units will be strategically allocated through new construction, city-owned land conversions, and partnerships with affordable housing developers.

Key Features of HEAP

Affordable Homeownership Without Perpetual Deed Restrictions

All HEAP homes will be affordable. Unlike the current Welcome Home Boston Program, there will be no 30-50 year deed restrictions for Descendant buyers. Instead, HEAP homes will have a 10-year deed restriction. Once the 10-year restriction lifts, homeowners can sell, rent, refinance, or leverage their home equity without limitations.

Descendants of Slavery currently living in affordable homeownership units under any Boston affordable homeownership program will be automatically transitioned to HEAP’s eased 10-year deed restriction and special tax classification. If a homeowner has owned their home for at least 10 years, their deed restriction will be lifted immediately upon HEAP’s implementation. If the homeowner has owned their home for less than 10 years, their deed restriction will expire once they reach the 10-year mark—ensuring they receive the same benefits as new HEAP participants. All transitioned homeowners will also be eligible for HEAP’s special tax assessment, ensuring they receive the same 15-year tax phase-in protections as new HEAP buyers, regardless of when they originally purchased their home.

Generational Wealth and Inheritance Protections

Homes purchased through HEAP are fully inheritable. The 10-year deed restriction does not reset when a home is passed to heirs, ensuring families can build and maintain intergenerational wealth. As a condition of HEAP participation, homeowners must designate heir(s) at the time of purchase to ensure a seamless transfer of ownership upon death.

HEAP will work with participating lenders to structure mortgage agreements that waive due-on-sale clauses for designated heirs, allowing them to assume the mortgage under the same terms. Mortgage terms will maintain fixed interest rates upon inheritance, preventing financial strain on heirs, and automatically transfer loan obligations to heirs upon proof of ownership transfer.

To support heirs facing financial hardship, the City of Boston will establish a HEAP Mortgage Stabilization Fund. This fund will provide temporary mortgage payment assistance and offer financial counseling and support services to ensure heirs can maintain homeownership.

Full Down Payment Assistance through Stacked Programs

To ensure HEAP homebuyers receive full down payment assistance, the program will work with lenders, state and federal partners, and nonprofits to allow full stacking of the Boston First-Time Homebuyer Grant ($50,000) and any other available down payment assistance for eligible buyers. This could provide up to the full amount needed for down payment and closing costs. In addition, the city will work to ensure that Descendants of Slavery have priority access to these funds through a designated homebuyer pipeline.

Special Tax Assessment to Ease Financial Transition

To prevent homeowners from facing sudden and overwhelming property tax increases as their homes appreciate in value, property taxes will be assessed based on the original purchase price ($300K in this example), not market value. This locked-in assessment will last for 15 years after the deed restriction lifts. After 15 years, the property tax will gradually increase over the following 15 years to match the market-assessed rate. This phased approach prevents tax shock while allowing homeowners to adjust financially.

Strong Consumer Protections for HEAP Homeowners

Policies will be implemented to prevent predatory lending, scams, high-interest refinancing, and unethical real estate practices. The city will work with community organizations to provide legal and financial support for HEAP homeowners.

Funding Strategy for HEAP

Boston is well-positioned to fund HEAP due to its AAA bond rating, which allows the city to borrow at the lowest possible interest rates. The program will be funded through a combination of:

Community Preservation Act (CPA) Funds: A portion of Boston’s annual CPA revenue will be allocated to support HEAP.
Inclusionary Development Policy (IDP) Fees: Developers who opt out of affordable housing requirements contribute fees, which can be redirected to HEAP.
Municipal Bonds: Boston can issue housing-specific municipal bonds, repaid in part through property tax revenue from the additional 8,500 homeowners.
Public-Private Partnerships: Local banks, credit unions, and nonprofits will be engaged to provide additional support.
City-Owned Land Transfers: The city will allocate underutilized city-owned land to HEAP, reducing acquisition costs and accelerating development.

As 8,500 renters transition into homeowners, the long-term increase in Boston’s property tax base will offset and eventually exceed the city’s initial investment. Property tax revenues will gradually rise over 30 years, ensuring that Boston recoups more than it spends in the long run.

Expected Impact of HEAP

Closes the homeownership gap by providing at least 8,500 new homeowners among Descendants of Slavery in Boston.
Provides up to full down payment assistance through stacked grants, removing financial barriers.
Accelerates wealth-building by removing restrictive resale limitations.
Supports intergenerational wealth transfer by ensuring homes remain assets for families.
Prevents displacement by implementing gradual tax increases instead of sudden spikes.
Strengthens communities by fostering long-term homeownership and economic stability.
Boosts Boston’s tax base by converting 8,500 renters into homeowners, leading to increased property tax revenues that will match market rates over time.
Cutting the wealth by up to half

Implementation Strategy

Phase 1: Initial Development & Pilot Program

Identify available city-owned land and properties for HEAP homes.
Partner with local developers and community land trusts to ensure cost-effective construction.
Set up homebuyer education programs to prepare Descendant families for ownership.
Begin the first wave of home allocations focused on reaching the 8,500-unit goal.
Secure government support and lender agreements to allow full stacking of Boston First-Time Homebuyer Grant & other programs.
Ensure grandfathering provisions are implemented for current affordable homeownership program participants.

Phase 2: Expansion & Long-Term Policy Integration

Expand the program citywide with support from state housing initiatives.
Implement legislative measures to codify the tax transition policy into city law.
Monitor impact and adjust policies based on community feedback and data.
Ensure the 8,500-unit target is met and maintained.

Conclusion

HEAP represents a bold step toward addressing the wealth gap in Boston through homeownership. By eliminating excessive deed restrictions, securing inheritance rights, implementing a fair tax transition, and ensuring significant down payment assistance through stacked grants, this policy ensures that at least 8,500 Descendants of Slavery in Boston can become homeowners. Additionally, by grandfathering in existing affordable homeowners into HEAP’s eased restrictions and tax classification, the program ensures fairness and prevents exclusion from these essential benefits.