When we talk about solving the housing crisis, one phrase comes up over and over again: middle housing. Duplexes, triplexes, fourplexes, cottage courts, and townhomes are often presented as the solution to rising housing costs. In many ways, I agree. Increasing housing supply is important, and allowing more housing types gives communities flexibility that traditional zoning often lacks.

But I keep coming back to one question:

What’s going to stop these from simply becoming luxury townhomes instead of affordable starter homes?

The reality is that builders are businesses. Their job is to make a profit, and there’s nothing inherently wrong with that. If the market rewards premium finishes and upscale marketing, that’s what will be built. A granite countertop, luxury vinyl plank flooring, oversized kitchen islands, designer fixtures, and upgraded trim packages may not add enormous construction costs, but they can dramatically increase the final selling price.

So while we celebrate adding “middle housing,” are we actually creating housing for middle-income buyers?

A first-time homebuyer doesn’t necessarily need quartz countertops. They don’t need a spa-style bathroom or imported tile flooring. What they often need is something much simpler: a safe home, built well, that they can afford.

Previous generations bought homes with laminate countertops, vinyl flooring, basic cabinets, and simple finishes. They weren’t buying their forever dream home – they were buying their first step into homeownership. Over time, many upgraded those finishes themselves as their financial situation improved.

Today, it feels like we’re trying to build every home as someone’s forever home. The result is a higher price tag that pushes first-time buyers further out of the market.

Perhaps we should begin discussing not only incentives for middle housing, but incentives for starter housing.

Imagine a program that expedited permitting, reduced impact fees, or offered density bonuses for developments that intentionally targeted entry-level buyers. Homes would still meet all modern building and safety codes, but they would prioritize function over luxury. Builders could save money on finishes, buyers could save money on purchase price, and communities could help create an attainable path into homeownership.

This isn’t about lowering standards. It’s about recognizing that affordability and luxury are often pulling in opposite directions.

Housing policy shouldn’t just ask, “How many units did we build?”

It should also ask, “Who can realistically afford to live in them?”

Encouraging middle housing is a step in the right direction. But if we truly want to help young families, working people, and first-time buyers, we should also encourage something we’ve quietly stopped talking about:

The starter home.

Because sometimes the best home isn’t the fanciest one.

It’s simply the one that gives someone their first chance to own one at all.