Maryland is in the middle of a full‑blown housing crisis — and the consequences are showing up everywhere. For 12 straight years, more Marylanders have left the state than moved in, and the trend is accelerating. As Comptroller Brooke Lierman explains, it’s not just retirees heading south. Younger residents and middle‑income families are leaving too, taking billions in economic activity with them. “I was particularly disconcerted to see how many younger Marylanders are moving away,” she says. At the center of the problem: Maryland simply hasn’t built enough homes. The state is short roughly 100,000 units today, and needs 590,000 new homes by 2045 to meet projected demand. But for decades, a patchwork of zoning rules, local veto points, and well‑intentioned but restrictive smart‑growth policies have made it harder — not easier — to build where people actually want to live. As Housing Secretary Jake Day puts it, “We’ve done a fantastic job telling people where they can’t build… we never finished the equation.” In this episode, hosts Dori Henry, Josh Kurtz, and David Nitkin unpack how Maryland got here, why the state’s “culture of permission” makes development so difficult, and what lawmakers are proposing this session to finally break the logjam. They explore the political dynamics that allow a handful of neighbors to stall desperately needed housing, the unintended consequences of Maryland’s smart‑growth legacy, and why even high‑performing school districts use tools like adequate public facilities ordinances to keep new families out. Featuring voices from across the housing landscape — developers, preservationists, county leaders, and state officials — this episode offers a clear, grounded look at one of Maryland’s most urgent challenges, and what it will take to build a more affordable future. In This Episode Why Maryland has lost residents to other states for 12 consecutive yearsHow a shortage of 100,000 homes is driving up prices and pushing families outWhy Maryland permits far fewer homes than fast‑growing states like the Carolinas, Texas, and FloridaHow single‑family zoning and decades of layered regulations restrict what can be built — and whereThe unintended consequences of Maryland’s smart‑growth movementWhy local “permission structures” allow neighbors to block needed housingHow late vesting rules let opponents kill projects even after approvalsWhy developers say community engagement is essential — but can go too farWhat the Moore administration is proposing this session to accelerate homebuildingWhy adequate public facilities ordinances often halt development in high‑demand school zonesKey Voices Brooke Lierman — Maryland ComptrollerJake Day — Maryland Secretary of HousingTom Coale — Land Use Attorney & Housing AdvocateChris Mfume — Founder, The Civic GroupNick Redding — President & CEO, Preservation MarylandMichael Sanderson — Executive Director, Maryland Association of CountiesWhy This Episode Matters Housing shapes everything — affordability, economic mobility, school enrollment, transportation, and the long‑term competitiveness of the state. Maryland’s shortage is already driving residents away, straining local budgets, and limiting opportunities for families across income levels. Understanding how we got here — and why it’s so hard to fix — is essential to understanding the debates unfolding in Annapolis this session. Whether you’re a renter, a homeowner, a policymaker, or someone trying to understand why housing costs keep rising, this episode offers clarity, context, and a rare inside look at the forces shaping Maryland’s housing future. Connect With the Show Questions, comments, or story ideas: marylandnow@blendedpublicaffairs.com Links & Resources Maryland Now is brought to you by Blended Public Affairs and produced by Carper Cre8tive.Blended Public Affairs: https://www.blendedpublicaffairs.comCarper Cre8tive: https://www.carpercreative.studio (00:00) - Welcome to Maryland Now + Why Housing Is a Full-Blown Crisis (01:31) - The ‘Culture of Permission’: How Public Process Slows (or Stops) Building (03:27) - Case Study: Lutherville Station, Smart Growth, and Transit-Oriented Development (06:44) - The Economic Alarm Bells: Marylanders Leaving, Revenue Loss, and Permit Shortfalls (09:17) - How We Got Here: Zoning History, Single-Family Dominance, and Smart Growth’s Missing Half (13:20) - Jake Day’s Playbook: Salisbury’s ‘Here Is Home’ Incentives and Fast-Track Permitting (15:53) - State vs. Local Power: Starter Homes, Early Vesting, and Fixing Late-Vesting Uncertainty (17:52) - When Engagement Becomes Veto Power: Tom Coale & Developers on Delays and Deal-Killers (22:34) - Can the 2026 Session Deliver? Counties, Consensus, and the Politics of Reform (24:37) - The APFO Debate: Schools, Infrastructure Backlogs, and the ‘Red Light’ on Growth (30:43) - What Else Needs to Change: Better Engagement, Parking Minimums, Upzoning, and Messaging (34:02) - Change Is Hard: A Personal NIMBY Moment + Closing Thoughts and Credits
