Written by Michael J. Schiff, Team Leader, The Schiff Home Team of eXp Realty
This spring, the Baltimore City Council introduced a sweeping legislative package that could change the face of local real estate – especially for homeowners, buyers, and developers. The Housing Options and Opportunity Package (HOOP) was officially announced on May 12, 2025, with the goal of expanding access to affordable housing across the city.
Now, as public hearings and community discussions unfold this summer, it’s clear these bills are more than political talk – they’re setting the stage for real changes in how and where homes can be built in Baltimore.
What’s In the Bills?
The HOOP package, led by Mayor Brandon Scott and Councilman James Torrence, includes several key reforms focused on density, flexibility, and affordability:
- Legalizing Accessory Dwelling Units (ADUs) across the city – allowing homeowners to add basement apartments, backyard cottages, or garage units without special zoning approval.
- Allowing up to 4 residential units on a single lot by right, enabling duplexes, triplexes, and fourplexes in areas previously zoned for single-family homes.
- Expanding mixed-use development potential – especially along key commercial corridors – by reducing restrictions on residential units over retail spaces.
- Incentivizing affordability through density bonuses, tax breaks, and faster permitting for developers who include affordable units in their projects.
Why It Matters Now
Baltimore has a well-documented housing shortage – city officials estimate we need more than 20,000 new units to meet demand. The proposed legislation is a direct response to that gap, aiming to make it easier and more profitable to build affordable housing, while also giving homeowners new ways to add value to their properties.
Even though the bills were introduced in May, the implications are starting to become clearer this summer as council hearings and community input continue to shape the policy details.
How Buyers May Benefit
Buyers looking for affordability, rental income potential, or multi-generational living setups could soon have more options. Legalizing ADUs citywide makes it easier to finance homes with income-producing potential. And allowing four units on a single lot could mean more listings in the $250K–$450K range, a price point that’s been squeezed in recent years.
What Sellers Should Watch For
If you’re selling a home in a neighborhood impacted by the proposed zoning changes, your property’s value could rise, based not just on the home itself, but on its untapped potential. Buyers may begin placing a premium on properties that offer flexibility: extra space, unfinished basements, garage structures, or large lots.
What Investors and Developers Need to Know
The bills could unlock significant opportunity for small- and mid-size developers. In-fill lots, small multifamily buildings, and underused retail corridors could all benefit from streamlined development processes and loosened zoning restrictions.
Neighborhoods like Remington, Belair-Edison, and Highlandtown – already seeing revitalization – may become even more attractive for investors with vision and patience.
Community Concerns and Next Steps
Of course, not everyone supports the changes. Some residents are concerned about overdevelopment, parking issues, or displacement in their communities. That’s why the bills are now going through rounds of community hearings and debate throughout the summer.
A final vote isn’t expected until later in 2025, but the momentum is strong, and many experts believe at least some version of the HOOP package will pass.
Final Take: Get Ahead of the Curve
Whether you’re a first-time buyer, long-time homeowner, or seasoned investor, now is the time to get educated on how zoning and policy changes could affect your real estate strategy. These proposals reflect a major shift in how Baltimore plans to grow, and savvy buyers and sellers can position themselves to benefit from the change.