New Bedford is on the brink of a major transformation. With the MBTA Commuter Rail finally extending service to the city, this long-anticipated project is expected to reshape property values, commuting patterns, and the local economy.
Beyond just improved transit access, Massachusetts’ Section 3A Zoning will play a key role in how the city develops around its new rail stations. This zoning law encourages high-density, transit-oriented development (TOD), creating opportunities for real estate investors and sparking economic revitalization.
So, what does this mean for homeowners, buyers, and investors? Let’s break it all down.
1. What is the South Coast Rail Project?
For the first time in over 60 years, New Bedford will have direct rail service to Boston, a long-awaited milestone in the South Coast Rail Project. The service is set to begin on March 24, 2025, with two stations in the city:
• Whale’s Tooth Station (Downtown) – Located near the waterfront, this station will serve as a key transit hub for central and southern New Bedford.
• Church Street Station (North End) – Positioned near Kings Highway, providing rail access to the northern part of the city.
While the rail itself is a huge step forward, the real impact will come from the development and investment that follow. Historically, cities with new commuter rail access have seen increased property values, new businesses, and rapid growth in transit-friendly neighborhoods.
Adding to this, New Bedford is receiving $3.5 million in land purchases from the MBTA to support the rail expansion, ensuring strategic planning around these transit hubs.
2. What the MBTA Expansion Means for Commuters
For commuters, the South Coast Rail will be a game-changer, making Boston more accessible than ever.
Key Details:
• Travel Time: ~90–100 minutes from New Bedford to Boston
• Train Frequency: Every 70 minutes on weekdays, every 2 hours on weekends
• Late-Night Service: Last train from Boston just before midnight
• Fares: $12.25 full fare, $6 reduced fare (Zone 8 pricing)
How This Compares to Driving:
Currently, driving from New Bedford to Boston during peak hours can take upwards of 2+ hours with traffic. The rail provides a predictable and stress-free commute, allowing professionals to work or relax instead of sitting in gridlock.
3. Section 3A Zoning: The Catalyst for New Development
Section 3A is a state-mandated zoning law requiring MBTA-served communities to create districts for multifamily housing near transit hubs. This law is designed to increase housing supply, promote smart growth, and encourage mixed-use development in areas well-served by public transit.
How Section 3A Affects New Bedford Real Estate:
• Encourages multifamily housing & mixed-use development near rail stations
• Simplifies the approval process for new residential projects
• Promotes walkable, transit-friendly communities
• Reduces parking requirements, making urban living more accessible
New Bedford’s Transit-Oriented Development (TOD) Zones:
• Kings Highway TOD Overlay District – Targeting underutilized commercial properties near Church Street Station.
• Clasky Common TOD Overlay District – Encouraging business-friendly, walkable development near Whale’s Tooth Station.
• Hicks Logan District – Transforming an aging industrial zone into a thriving residential and commercial hub.
• MacArthur Drive Redevelopment Area – Revitalizing maritime industries and waterfront commercial spaces.
4. Key Redevelopment Districts & Economic Growth
Kings Highway TOD Overlay District (North End)
The Kings Highway Transit-Oriented Development (TOD) Overlay District is a major redevelopment initiative aimed at transforming underutilized industrial and commercial properties near the upcoming Church Street MBTA Commuter Rail Station. This district is expected to become a key economic driver for New Bedford’s North End.
Key features of the redevelopment include:
- Primary Focus: The district is zoned for mixed-use development, integrating residential, retail, and office spaces to create a modern urban hub.
- Recent Sales & Investment: The Kings Plaza Shopping Center, a 168,000-square-foot retail complex located at 1024 Kings Highway, was recently acquired for approximately $14.2 million. This significant investment highlights the area's increasing value and development potential.
- Potential Projects: Developers are targeting former industrial sites for multifamily housing, retail centers, and commercial office spaces, positioning the district as a vital residential and economic center for the city.
Why It Matters: The Kings Highway TOD Overlay District represents a significant opportunity for investors to participate in New Bedford’s transit-oriented growth, fostering a more connected and dynamic urban landscape.
- Primary Focus: Mixed-use development near Church Street Station
- Potential Projects: Multifamily housing, retail centers, office spaces
- Investment Opportunity: Revitalizing former industrial areas into a modern urban hub
Clasky Common TOD Overlay District (Downtown)
The Clasky Common Transit-Oriented Development (TOD) Overlay District is positioned near Whale’s Tooth Station, making it one of the most strategically located areas for high-density development in downtown New Bedford. With improved rail connectivity, this district is expected to attract both residential and commercial investments.
Key features of the redevelopment include:
- Location: The district is situated near Whale’s Tooth Station, offering direct access to MBTA Commuter Rail service, which will significantly enhance transit connectivity for residents and businesses.
- Zoning Intent: High-density residential and commercial zoning will allow for the development of multifamily housing, office spaces, retail establishments, and hospitality businesses, fostering a pedestrian-friendly environment.
- Economic Growth: The revitalization of the Clasky Common area is expected to drive downtown economic expansion, attract new businesses, and create a more vibrant and livable city core.
Why It Matters: With its proximity to public transit and downtown amenities, the Clasky Common TOD Overlay District is poised to become a prime destination for new development, offering opportunities for both investors and the local community.
- Location: Near Whale’s Tooth Station
- Zoning Intent: High-density residential & commercial development
- Why It’s Important: Will drive downtown growth & attract new businesses
Hicks Logan District
The Hicks Logan District is undergoing a significant transformation, evolving from a historically industrial area into a vibrant, mixed-use neighborhood. Located just east of downtown New Bedford and adjacent to the Acushnet River, this district has long been home to vacant mill buildings and underutilized industrial sites. However, new zoning reforms and strategic redevelopment efforts aim to attract residential, commercial, and industrial investments.
Key features of the redevelopment include:
- Zoning Update: The district has been rezoned to encourage a balanced mix of residential, commercial, and light industrial uses. The goal is to support economic diversification while preserving some of the area's industrial heritage.
- Development Plans: The city is prioritizing the redevelopment of underutilized properties, encouraging private investments in new housing, commercial spaces, and public infrastructure upgrades.
- Waterfront Potential: With proximity to the Acushnet River, the district offers significant opportunities for waterfront revitalization, including mixed-use developments that integrate green spaces and pedestrian-friendly amenities.
Why It Matters: The transformation of Hicks Logan into a mixed-use neighborhood could enhance the city’s urban landscape, attract new residents and businesses, and contribute to the economic vitality of the area.
- Zoning Update: Encourages residential, commercial, and industrial uses
- Development Plans: Redevelopment of underutilized lots & private investments in waterfront properties
- Why It Matters: Positioned to become a vibrant mixed-use neighborhood
MacArthur Drive Redevelopment Area
The MacArthur Drive Redevelopment Area is a crucial component of New Bedford’s long-term economic strategy, focused on revitalizing the city’s waterfront and fostering new business opportunities. Originally designated for casino-related development, the district’s zoning policies have been revised to support a broader range of commercial and residential uses.
Key features of the redevelopment include:
- Zoning Changes: The district has shifted away from casino-oriented zoning, allowing for mixed-use developments that integrate maritime trade, residential complexes, and commercial enterprises.
- Future Growth: The area is poised for expansion in maritime industries, with planned investments in shipping, fishing, and waterfront logistics. Additionally, new residential and commercial projects are expected to enhance the district’s livability and business environment.
- Key Goal: Strengthening New Bedford’s waterfront economy remains a priority, ensuring that the redevelopment of MacArthur Drive contributes to job creation, tourism, and long-term economic sustainability.
Why It Matters: The redevelopment of MacArthur Drive will solidify New Bedford’s position as a regional maritime hub while also providing opportunities for housing and business expansion.
- Zoning Changes: New district replacing outdated casino-focused zoning
- Future Growth: Expansion of maritime trade, residential developments, and commercial projects
- Key Goal: Strengthen New Bedford’s waterfront economy
5. How the MBTA Rail Could Impact Property Values & Investment
Where Should Investors Focus?
• Neighborhoods Near Whale’s Tooth & Church Street Stations – Properties near transit hubs typically appreciate faster.
• Multifamily & Mixed-Use Properties – Section 3A zoning favors high-density developments.
• Downtown & Waterfront Redevelopment Zones – Expected to see major economic revitalization.
Lessons from Other MBTA Cities:
The expansion of commuter rail service has played a key role in shaping the growth of several Massachusetts cities, leading to increased real estate activity, transit-oriented development, and economic revitalization:
• Brockton – While the introduction of MBTA commuter rail service has improved accessibility to Boston, property value growth in Brockton has been influenced by a mix of factors beyond just transit access. The median home price in Brockton increased by 5.1% in the past year, reaching $476,639 as of early 2025, with sale prices rising approximately 5% year-over-year. The commuter rail has contributed to Brockton’s appeal for buyers seeking more affordable alternatives to Greater Boston while maintaining transit connectivity. However, economic development initiatives, housing demand, and broader real estate market trends also play significant roles in shaping property values.
• Lowell – Transit-oriented zoning policies in Lowell have encouraged a surge in multifamily housing and commercial development. As one of Massachusetts’ leading examples of urban revitalization, areas surrounding the commuter rail station have seen an increase in mixed-use projects, higher rental demand, and a growing number of businesses catering to new residents drawn to the city’s improved transit access and affordability.
• Salem – The expansion of MBTA service to Salem has played a crucial role in boosting its tourism industry, leading to greater commercial investment and rising home values. With increased visitor traffic from Boston and beyond, the city has seen steady demand for short-term rentals, a thriving restaurant and retail sector, and property appreciation as more homebuyers seek out its historic charm with easy commuter rail access.
6. Economic Growth & Business Opportunities
How Will New Bedford’s Economy Benefit?
• New Business Development – Improved transit access will likely attract employers and entrepreneurs.
• Increased Tourism & Foot Traffic – Weekend visitors from Boston could boost local restaurants, retail, and entertainment.
• Revitalization of Downtown & North End – Expect a wave of new housing, shops, and nightlife near the train stations.
7. Potential Downsides of the Commuter Rail Expansion
While the MBTA expansion brings significant upside, there are challenges to consider:
• Rising Housing Costs & Gentrification Risks – Improved transit access often leads to higher rents and home prices, potentially displacing long-time residents.
• Infrastructure Strain – More residents and visitors may put pressure on local roads, schools, and utilities.
• Environmental & Noise Concerns – Increased rail traffic could require mitigation efforts to minimize disruptions.
8. What’s Next for Investors, Homebuyers, and Developers?
The MBTA Commuter Rail is set to transform New Bedford—not just in how people commute, but in how the city grows and evolves. Improved transit access, combined with strategic redevelopment initiatives, is expected to drive demand for housing, retail, and commercial investment.
While Section 3A zoning has created an opportunity for new housing and business developments, its full impact will depend on how effectively the city implements zoning changes, infrastructure improvements, and economic incentives to attract developers. By reducing zoning barriers and encouraging transit-oriented growth, Section 3A positions. New Bedford as a market to watch—but the scale and speed of development will hinge on market conditions and investor interest.
Are you looking to invest, buy, or sell property in New Bedford? Now is the time to explore your options before the market takes off. Reach out today for expert insights on the best opportunities available!
9. Additional Resources
Hicks Logan District Redevelopment Plan
MacArthur Drive Redevelopment Plan
Massachusetts Section 3A Zoning Law
New Bedford Redevelopment Report (2016)
Kings Highway TOD Overlay District Proposal
Building New Bedford Housing Plan
New Bedford Light: Transit-Oriented Housing Development
New Bedford Light: MBTA $3.5 Million Land Purchase for South Coast Rail
https://newbedfordlight.org/new-bedford-getting-3-5-million-for-south-coast-rail-land-from-mbta/
New Bedford MBTA Station Information (Wikipedia)
https://en.wikipedia.org/wiki/New_Bedford_station
MBTA Announces South Coast Rail Service Details
SRPEDD: New Bedford Transit-Oriented Development Study
New Bedford TOD Zoning Summary
