As state and local governments struggle to make progress on challenges including affordable housing and climate change amid dramatic policy shifts at the federal level, reporters and editors learned more about those efforts—and the solutions to be found in land policy—at the 2025 Lincoln Institute Journalists Forum.

The two-day workshop, the latest installment in a series held for more than twenty years, was put on in December in partnership with the Bloomberg Center for Cities and Arnold Ventures. More than 30 working press attended, representing outlets including Bloomberg, Politico, Slate, Fast Company, Pro Publica, and Governing magazine, as well as the Boston Globe, Miami Herald, Texas Tribune, Baltimore Banner, and Substack. The Journalists Forum is designed to allow reporters and editors to take two days away from their pressing deadlines to gain perspective on the issues they are covering; the last two workshops had a focus on housing, in 2023, and climate, in 2022.

In welcoming remarks, Lincoln Institute President and CEO George W. “Mac” McCarthy  said that the organization has been committed to supporting local government through technical assistance and other means since David C. Lincoln, son of founder John C. Lincoln, established it in Cambridge in 1974. “From our first days, our interest has been in … making it possible for local governments to do their job, because for us, we think that the quality of life is delivered by your local government.”

Anaclaudia Rossbach, executive director of UN-Habitat, delivered the opening keynote online from Dakar, Senegal, highlighting the importance of local initiatives around the world to build safe and affordable housing and environmentally resilient metropolitan regions. “Localization has been a key principle for us,” she said, noting how cities and nations worldwide are putting together action plans on what she views as an intertwined crisis of housing and climate change.

In the US, however, as the first panel revealed, state and local governments trying to pursue their own policies have encountered vigorous opposition by the federal government, in the form of halting offshore windfarms, freezing or clawing back funding for clean energy and mitigation initiatives, and initiating lawsuits against setting vehicle emissions standards or holding polluters liable for compensation. That has state and local governments playing a lot of defense and in some cases punching back, said Nestor Davidson, a professor at Harvard University’s Graduate School of Design.

But states are also engaging in pre-emption of their own, inherent in the zoning reform mandates that override local control of land use. Those kinds of initiatives aren’t ideological as much as a practical attempt to streamline bureaucracy and prompt more housing to be built amid the constraints of a not-in-my-backyard stance in established neighborhoods, Davidson said. “A lot of what states are trying to do is overcome fragmentation and overcome local parochialism,” he said. Tracy Loh, fellow at the Brookings Institution,  observed that the tumultuous array of pre-emptions, legal challenges, and regulatory reversals are making it harder for metropolitan regions to manage rapidly changing economies. The panel was moderated by Enrique Silva, chief program officer at the Lincoln Institute.

Having heard those perspectives on the current political environment, the journalists then explored challenges and opportunities for state and local governments in three categories—housing, climate, and local public finance—and discovered several interconnected policy elements among those topics.

Housing. As the Trump administration calls for reducing rental assistance and other programs under US Housing and Urban Development, state and local governments have been tackling the urgent issue of housing affordability on their own. In a panel moderated by Solomon Greene, director of Land and Communities at the Lincoln Institute, Charles Gardner, senior research fellow at the Mercatus Center at George Mason University, reported that 33 states enacted legislation aimed at expanding the supply of housing through zoning and code reform, a big increase since 2023. The measures—such as allowing accessory dwelling units, reducing minimum parking requirements, banning single-family only zoning, increasing density at transit stations, and streamlining permitting so housing projects don’t get bogged down—constitute a “great land use realignment,” he said, and are getting popular support in red and blue states alike.

New housing still faces pushback in established neighborhoods, and some local leaders have decried any diminishing of local control over land use and development. But as more communities understand the outdated land use rules they have in place,  zoning reform becomes more legible as a way to create a range of housing types that are more affordable, said Sara Bronin, law professor at George Washington University and founder of the National Zoning Atlas, a database of zoning conditions in 9,000 jurisdictions. Even as they push to increase housing supply, local leaders need to understand flooding and sea level rise to halt “nonsensical” development in vulnerable areas, she said.

Colin Higgins, executive director of the National Housing Crisis Task Force, a bipartisan coalition promoting innovations in the production and preservation of housing, said that in pursuit of the goal of producing up to 8 million new homes, communities need to include subsidized and mixed-income projects alongside the luxury market-rate housing that upzoning enables. That would help address growing skepticism about filtering—the theory that wealthier homebuyers who move into high-end housing open up apartments, condos, and smaller single-family homes that are lower in price.

In a second panel on housing moderated by George W. “Mac” McCarthy, practitioners talked about alternative pathways to affordability, including pre-assembled and manufactured homes, community land trusts (CLTs), and homes built on government-owned land.

Reina Chano Murray, associate director at the Center for Geospatial Solutions (CGS), demonstrated recent efforts to help municipalities identify land they own that is suitable for housing. CGS identified 276,000 acres of buildable, government-owned land in transit-accessible urban areas with existing infrastructure, across the US. These public lands present many opportunities for the potential development of affordable housing options, including establishing a community land trust, which allows buyers to purchase homes on leased land and agree to restrictions on resale profit.

Charles Dillard, director of planning for the City of Burlington, said that Vermont city is testing what’s possible in developing city-owned land, and has one of the longest-running community land trusts, the Champlain Housing Trust, as a model. John Smith, executive director of the Dudley Street Neighborhood Association in the Roxbury section of Boston, said the bulwark against gentrification is community control of land.

While new construction is an obvious path to expanding affordable housing options, cities and towns must also strive to preserve existing housing stock, some of which gets snapped up by institutional investors, said McCarthy. A recent report published by the Lincoln Institute revealed that nearly 9 percent of residential parcels across 500 urban counties have corporate owners, who often jack up rents and outmaneuver first-time homebuyers. The Trump administration recently moved to restrict purchases of housing stock by institutional investors.

Nature-Based Solutions. Two panels of experts examined the question of whether local and state climate action can have any impact on what’s happening to the whole planet. The retrenchment at the federal level is breathtaking, said Jody Freeman, professor at the Harvard Environmental and Energy Law Program, including withdrawal from international emission reduction treaties, the deregulation of fossil fuels and their impacts by the Environmental Protection Agency, the termination of collection of climate data, and the dismantling of the Inflation Reduction Act and its promotion of clean energy.

The panelists and moderator Peter Colohan, director of partnerships and program innovation at the Lincoln Institute, described a federal rollback defined by unprecedented maneuvers. Freeman offered, as an example, “the executive orders from the president directing the attorney general to identify state climate policies that the administration disagrees with … as somehow unlawful or unconstitutional, and sue the states in order to block them.”

Bradley Campbell, president of the Conservation Law Foundation, said advocates are spending a lot of time in court defending “a legacy of victories” once thought secure, on fronts including offshore drilling, the Endangered Species Act, or Vermont’s use of the Superfund law to collect money from fossil fuel companies to pay for climate action.

“It’s going to take a lot of resources to just maintain [previous wins],” he said. “Fortunately the advocacy community is very well organized … I think we have a pretty solid front for defending against a lot of those rollbacks.”

The dramatic redirection from Biden administration climate policies has prompted state and local government to fill the gap with dedicated funding for emissions reductions, clean energy like solar and wind power, and what Melissa Hoffer, chief of the Massachusetts Office of Climate Innovation and Resilience, described as a “nature-forward but engineered” approach to building coastline resilience. By establishing statewide codes that promote geothermal heating and a switch from fossil fuels to renewable-powered electricity, she said, states can prove that “clean energy and energy efficiency is really the pathway to affordability.”

“Cities have been leading the charge on climate long before state and federal governments were ever involved,” said Brian Swett, Boston’s chief climate officer. “Gina McCarthy, one of our great EPA administrators and the first and only domestic climate czar, used to say … that’s where innovation happens.” He cited the city’s Building Emissions Reduction and Disclosure Ordinance, which sets requirements for large existing buildings to reduce their greenhouse gas emissions over time. “You pilot at the city level, and we’ve been proud of what we’ve been able to do in Boston. So we’re back in that moment again. We are used to leading the charge.”

State, local, and regional initiatives promoting land conservation, biodiversity, and ecosystem protection preservation are similarly continuing apace despite policy reversals at the federal level, as a second climate panel revealed. Peter Stein, principal at Lyme Timber Company, acknowledged the termination of the Biden administration’s 30×30 initiative and moves to expand resource extraction on public lands, but said land conservation has widespread support among voters.

“A little more than a year ago … Donald Trump got elected, but $18 billion worth of local public finance was passed by voters in the U.S. in red, purple, and blue counties and states to support land conservation,” he said. “There’s a long history of voters voting to tax themselves … to pay for land conservation. Eighty percent of all the public money that’s invested in conservation comes from local and state governments.”

Regional collaboration on land conservation is partly filling the vacuum at the federal level, including a pact between New England governors and eastern Canadian premiers, as well as targeted efforts to protect ecosystems and wildlife corridors, said Deb Davidson, chief strategy officer at the Center for Large Landscape Conservation. In Massachusetts, Governor Maura Healey launched a package of initiatives promoting biodiversity and wildlife protection. Efforts are also underway to make agriculture more climate-friendly, said Vincent Gauthier, senior manager at the Environmental Defense Fund. Agricultural communities are working with environmental advocates to “develop solutions that find the right trade-offs for everyone, for the climate, and for farmers and ranchers whose livelihoods are on the line every day.”

The land conservation panel was moderated by Chandni Navalkha, director of conservation and stewardship at the Lincoln Institute.

Public Finance and the Property Tax. In two sessions, panels of experts examined the extraordinary fiscal squeeze being felt by cities and towns nationwide, with pandemic aid winding down and future federal funding in doubt, the cost of providing services soaring, and the bedrock source of local revenue—the property tax—under threat. Moderator Bethany Paquin noted that “lawmakers all over the country are exploring how they can provide meaningful property tax relief without undermining … essential local services,” but proposals making headlines in Florida, Texas, Pennsylvania among other places would scale back the property tax dramatically or eliminate it altogether.

The new wave of property tax revolts is driven in part by booming housing markets and significant increases in assessed home values that have prompted nearly a doubling of property tax bills in some cases, said Jared Walczak, vice president of the Tax Foundation. “It’s not surprising that people have some really strong, robust responses to this. I don’t blame them,” Walczak said, though he added: “I do think that the solutions they’re talking about are irresponsible and will not work.”

Because the property tax is the primary source of revenue for local governments and school systems, it is hard to imagine what would take its place, said Billy Hamilton, deputy chancellor emeritus at Texas A&M University. Big increases in a sales tax, or the income tax, seem politically infeasible.  Targeted property tax relief in the form of circuit breakers can help those who struggle to pay rising bills, the panelists agreed.

Meanwhile, cities and towns struggle each year to keep a balanced budget, said Katie McCue, deputy executive director at the Massachusetts Municipal Association. Property tax revenues in Massachusetts are capped each year by Proposition 2 1/2, but the cost of providing services, including employee health care and retirement funding, continues to rise. Municipalities have had to rely on voter-approved overrides to bolster funding for services or to build a new school, she said.

Experts in the second public finance panel, moderated by Luis Quintanilla, program analyst at the Lincoln Institute, suggested there are precious few other ways for local governments to raise revenue. Andrew Reschovsky, professor emeritus at the LaFollette School of Public Affairs at the University of Wisconsin, reviewed the practice of charging user fees, partly making up for the post-pandemic drop in commercial property tax revenue in struggling downtowns. Daphne Kenyon, principal at D.A. Kenyon & Associates, said payments-in-lieu of taxes (PILOT) agreements with nonprofit institutions can bolster municipal coffers, but only to a point.

Other tactics include establishing a vacancy tax or a land value tax, said Nathan Seegert, professor of finance at Northeastern University. Municipalities that are responsible for an increasing array of obligations, from filling potholes to educating kids, need to diversify their revenue portfolio to have any hope of functioning in that role, he said. “If we’re going to have this trend of pushing the services further down the chain, we’re going to have to be creative in what kind of revenue sources we look for, that can provide that stability.”

At an evening reception at Harvard’s Kennedy School, Jorrit de Jong, director of the Bloomberg Center for Cities, introduced Harvard professor Michael Sandel, who shared reflections on the current state of American democracy, including the bare-knuckle tactics being deployed as different levels of government fight with each other. Sandel, who wrote The Tyranny of Merit and was recently awarded the  Berggruen Prize for Philosophy and Culture, said the public discourse might be less polarized if educated elites would “listen more” and avoid technocratic slogans like “follow the science.” He also said that while more than a century old, the ideas of Henry George, the 19th century political philosopher who inspired Lincoln Institute founder John C. Lincoln, are critical to understanding the high home prices and real estate speculation of today.

The journalists also heard from Brett Smiley, the mayor of Providence, Rhode Island, who referred to Sandel’s description of state and local governments as historically laboratories of democracy, but now seen more as “outposts or sanctuaries of democracy. I found that pretty meaningful and certainly motivating for the work that we’re doing in the environment that we’re in right now.” As a classic second city in the orbit of Boston, Providence is daylighting rivers, taking down freeways, and promoting arts and culture to attract those seeking an alternative to larger cities, Smiley said. More affordable housing is a key part of the city’s economic development strategy.

Finally, a panel of journalists and publishers in the closing “Practicing the Craft” roundtable addressed a troubling dilemma: that while the actions of state and local governments are more important than ever, many communities lack the capacity to cover those activities.

Over the last 20 years, about 3,500 newspapers have shut down, most of them weeklies that provided the kind of granular, hyper-local neighborhood coverage that community democracy depends on, said Dan Kennedy, a professor at Northeastern University. Some 50 million Americans are left with limited or no access to a reliable source of local news, according to the Local News Initiative at Northwestern University’s Medill School of Journalism.

Kennedy cited several successful examples of independent digital startups based on a nonprofit model, though he added “they tend to be located in affluent suburban communities, and urban communities of color and rural areas are struggling.” Success stories included Brookline.News,  which co-founder Ellen Clegg reported was gaining in circulation covering local stories in that Boston suburb of 65,000 people. Dale Anglin, representing Press Forward, a national local news network funded by the MacArthur Foundation, reported “strengthening information networks that keep communities engaged and informed” through chapters in 32 states, and suggested that not only formal news outlets but video influencers and others deserve support.

Local reporters and editors can do their jobs better if they have access to training for covering complicated issues like housing, said Jon Greenberg of the Poynter Institute. Charles Sennott, co-founder of Report for America and publisher of the Martha’s Vineyard Times, suggested that local outlets—just like cash-strapped local governments—need to work smarter and more efficiently, and could make judicious use of artificial intelligence.

Anthony Flint is a senior fellow at the Lincoln Institute of Land Policy, host of the Land Matters podcast, and a contributing editor of Land Lines. Jon Gorey is a staff writer at the Lincoln Institute of Land Policy. Catherine Benedict is the digital communications manager at the Lincoln Institute of Land Policy.

Lead image: 2025 Journalists Forum panelists shared their work with reporters from media outlets across the country. Credit: Catherine Benedict

The Lincoln Institute provides a variety of early- and mid-career fellowship opportunities for researchers. In this series, we follow up with our fellows to learn more about their work.

Managing major municipal accounts for BellSouth telecommunications for two decades, Darryl Washington learned a lot about the inner workings of local government. So in 2012, he started his own consulting firm, and has since led economic and community development efforts for a number of Alabama cities, including Birmingham and Montgomery.

Now Washington is back in Birmingham as the chief executive of Jefferson County Greenways, a new public-private organization formed in 2024 by the merger of three public green spaces. These outdoor spaces, Washington says, “are really infrastructure for our city … they’re also connective tissue for our communities.”

In 2024, Washington was invited to participate in the inaugural cohort of the Lincoln Vibrant Communities fellowship, a joint initiative of the Lincoln Institute and Claremont Lincoln University. The six-month LVC program, which aims to equip fellows with the leadership, policy, and public sector practice skills needed to grapple with vexing local challenges, combines online graduate courses, peer networking, and individual and group coaching with immersive, in-person training sessions.

In this conversation, which has been edited for length and clarity, Washington shares his passion for the outdoors, explains why governments need nonprofit partners, and reveals his newfound fascination with England’s centuries-old canal system.

JON GOREY: After many years working in economic development, you’ve taken on a new role, leading an organization focused on public green spaces. Can you talk a bit about your career arc and how you got to where you are now?

After I left BellSouth, I started my own consulting firm, and my first big client was the city of Irondale, a small city right outside of Birmingham. My scope of work for that contract was to help the city adopt their very first comprehensive plan. I did consulting for about five years, and then went to work for a community development corporation called Urban Impact, to create a plan to get the Birmingham Civil Rights District ready to become a national monument. Instead of relying strictly on local resources, we sought after national programs. We became a national Main Street-designated community [the 4th Avenue Historic District], which opened up all kinds of avenues for us and for the businesses in that district. We also connected with the Co.Starters program, which is a national program that teaches entrepreneurship.

After leaving Urban Impact, I had an opportunity to work for the city of Montgomery, to create their first-ever department of economic and community development. One of the big wins we had was bringing a national Main Street-designated community to Montgomery to focus on downtown revitalization. We also started several entrepreneurship and small business programs, like the Small Business One Stop Shop to connect local businesses, no matter where they are in the business cycle, to about 15 different resource providers to help them get their questions answered—whether they need assistance with a business plan, are seeking funding, or are looking at strategies to scale.

I got a call to come back to Birmingham to interview for a newly formed public-private partnership, Jefferson County Greenways, which merged the county’s three largest public green spaces: Red Mountain Park, Ruffner Mountain, and Turkey Creek Nature Preserve. This was a great opportunity for me because it merged my love for economic and community development with outdoor recreation, hiking, and mountain biking.

The Lincoln Institute has been tremendous for me in this role; I really have to highlight my LVC advisor, Stephanie Varnon-Hughes. She’s served as a business coach and a leadership coach for me as we begin to do a five-year strategic plan.

JG: The Lincoln Vibrant Communities leadership cohort included fellows from all over the country—what has that experience been like?

DW: When you do the kind of work I do … it’s kind of hard to describe what I do when I come home at night. But when you’re around practitioners who do similar work throughout the United States, it really is an opportunity to learn best practices, to build friendships and partnerships. And now I have in my Rolodex an extra 30-plus people I can reach out to, from New Orleans, New Mexico, Hawaii, and other places, and that has been the real value.

Our in-person convenings have all been rewarding, going to a different city and touring some of the things that are working for them. I’m thinking back to our tour of Chicago, and most recently, Denver, to learn what some people are doing locally on the ground. And more than anything, we all face similar challenges—funding, especially, is always an issue in this current environment, for both nonprofits and local governments. But being able to talk to people who are doing the same or similar things that you are doing, or different things, has truly been one of the most beneficial aspects of the cohort.

The combination of the academic and the practical expertise that comes with this program has been just a tremendous opportunity for me. We’re leaning toward utilizing the Teams program in our strategic planning process. I think the beauty of that opportunity is that my staff can be very involved in the strategic planning process.

JG: What’s something that has surprised you in your long career?

DW: Sometimes, no matter what you propose, there are going to be people who are diametrically opposed to it—just because. Birmingham is building out what’s called the Red Rock Trail System. It’s an aspiration of about 700 miles of connected bike lanes and trails and pedestrian walkways. And one of the trails, I remember, just as I was leaving Birmingham, they were announcing the trail in the neighborhood, and you had a couple of people come out to say, ‘We don’t want that, it’s going to bring crime.’

There was one lady, in particular, who was very vocal. Three years later, they interviewed her, and she now has a walking group that walks on the trail. She marveled at how property values have gone up, how businesses in close proximity to the trail are vibrant. A lot of times people don’t know what they don’t know, but you’ve got to always anticipate opposition.

JG: What is something you’ve learned or encountered in your work that you wish more people understood?

DW: Having worked for and with local governments, the government can’t do everything. It is government combined with nonprofits—the nonprofits are the gap fillers. Oftentimes, especially in the South, people think the government is supposed to solve all the problems. The cities that get it right are the cities that have an innovative local government, but also a myriad of different public-private partnerships, corporate partnerships, and regional collaborations. It truly is a team approach.

JG: When it comes to your work, what keeps you up at night? And what gives you hope?

DW: In my current role, I have a team of about 27 highly mission-driven staff, and what keeps me up at night is retaining my talented staff. But what keeps me refreshed? I’m in my mid-50s, and most of my team is 25 to 35, my kids’ age. So what keeps me motivated? They keep me motivated, just how talented they are—they are sponges for wanting to learn—and just how innovative they are. It took me a while to acquiesce to being called “OG,” but I’m good in that role, because I like teaching, I like storytelling. And unlike my kids, they actually like to listen to my stories. So that keeps me refreshed.

JG: What’s a good book you’ve read recently, or a TV show you’ve streamed?

DW: I’m reading, for the third time, Joan Garry’s Nonprofits Are Messy. That’s a book about nonprofit leadership, and she also has a podcast that gives you practical tools that you can use if you’re in nonprofit leadership.

As far as streaming, I found myself recently enchanted with narrow boats in England, watching a lot of documentaries about people who live in narrow boats using the canal system. I think it’s called “Canal Boat Diaries,” and it chronicles different people who have adopted the narrow boat lifestyle. There’s a narrow boat hotel, there’s a narrow boat that sells art … there’s actually a narrow boat that does bicycle repair. I find it really intriguing. I guess from a historical perspective, those canals predated trains, that was the way industry and commerce took place throughout England, they built this elaborate canal system that is now being repurposed for tourism and lifestyle.

JG: What are some of your goals for Jefferson County Greenways in the coming years?

DW: There’s an opportunity for us to acquire more land for public use. There are also opportunities for us to expand our partnerships and programs. Our programs are unique in that we do a lot of educational programs with local schools, and we also do a lot of programs in the corporate community, where companies have volunteer work days. We connect with the Scouts, whether it’s building benches or bridges at our spaces. If we could expand our program staff, we could make even more impact.

And on a personal level, we have a hiking group that started organically, and we meet every Saturday at seven o’clock. And over 12 years, we’ve had over 800 different people join us, from all walks of life, all ages. Our youngest hiker is two years old, and she hikes on her dad’s back.

It’s amazing to see kids get introduced to nature for the first time. There are so many stories, like one of our board members, he and his wife, their first date was hiking on a trail. I’m on a mission to get as many people outdoors as possible, because for me, there’s a trilogy. When you’re outside, you connect spiritually, you definitely connect physically, to clean air and walking. But it’s also mental; I do some of my best journaling while I’m hiking. So I’m on a mission to share with others the euphoria I feel when I’m outside, because it’s free and it is so beneficial.

Jon Gorey is a staff writer at the Lincoln Institute of Land Policy.

Lead image: Darryl Washington. Credit: Courtesy photo.