Market Analysis

MA-05 Overview

Housing Market Analysis Overview

The Market Analysis section of the Consolidated Plan explains market conditions in Framingham with data and information gained from community meetings, focus groups, surveys, and public documents. Understanding the supply of homes, jobs, and community services in Framingham and the demands placed on them will help the City decide how to make the most effective use of CDBG funds over the next five years.

The City is in a highly advantageous position in terms of its potential for economic development. Framingham’s convenient location between Boston and Worcester, direct access to the Massachusetts Turnpike, and commuter rail service allow the City to propel itself as a major economic hub in the MetroWest region. In addition to being home to a university, community college, regional hospital, and the State Police Headquarters, Framingham hosts world-class companies including Staples (the largest employer in the City), TJX, Bose, and Sanofi Genzyme. Framingham’s two Opportunity Zones allow the City to encourage private reinvestment in commercial and affordable multifamily residential properties in order to support Downtown redevelopment. Framingham is a net importer of jobs, which means the City has more jobs bringing in people from other communities than it has residents leaving to work elsewhere. Nonetheless, some industries do see more Framingham residents leaving the community to work. Businesses point to a need for workforce training and education, as there is high employee turnover. Additionally, a significant portion of the population would benefit from Adult Basic Education (ABE) opportunities and resources for English Speakers of Other Languages (ESOL) as compared to the MetroWest region.

This rest of this section explores housing conditions in Framingham, from the types, age, and value of the City’s housing stock to a window into the local economy. The types of jobs available in Framingham, the wages paid by local establishments, and the make-up and skill levels of the City’s labor force shed light on what local households can afford for housing. In addition, understanding Framingham’s economic base helps to explain the city’s relative attractiveness to potential job seekers and whether they can find the housing choices they seek in the City’s neighborhoods.

Labor Force and Employment Base

Framingham’s labor force consists of all residents age 16 and over who are currently employed or looking for work. By contrast, the employment base refers to people who work in the City and may or may not be residents. Since the previous Consolidated Plan, the overlap between these two groups has decreased significantly. In 2022, only 16 percent of Framingham residents also work in the City (compared to 32 percent just five years ago). The Census Bureau’s OnTheMap tool reports that 28,151 Framingham residents leave the city for work (84.4 percent of the City’s labor force).^[14] Today, more residents commute to Boston than work in the city. Most of Framingham’s employment base lives within the city’s borders. Figures MA-05.1 and MA-05.2 provide additional detail.

  [14]US Census Bureau, On the Map, 2022. 

Education and Health Care Services, Professional, Scientific, and Management services, and Retail trade, remain the top three industries for both Framingham’s labor force and employment base. Together, 54 percent of Framingham’s labor force work and 66 percent of its employment base work in these three industries. Section MA-45 will examine this industry breakdown further.

Framingham residents who work from home have significantly higher incomes on average compared to the City as a whole. For every $1 earned by residents in the City’s general labor force, residents who work from home earn $1.84. This ratio is significantly higher for Framingham than the county and state. Figure MA.05.3 displays these comparisons for all modes of transportation to work. 

Types of Housing and Tenure

Fifty-five percent of Framingham’s housing units are owner-occupied, but concentrations vary greatly throughout the City. Generally, there are more rental units located in the southern half of the City, with census tracts 3831.01 and 3831.02 having the highest percentage at 78 percent and 87 percent, respectively. While 93 percent of Framingham’s 15,318 owner-occupied housing units are single-unit homes, Framingham’s 12,492 rental units are more diverse, as shown in Figure MA-05.6. Stakeholders note that Framingham’s housing stock consists primarily of single-family homes and units in larger apartment buildings; the City is in need of more “missing middle” housing types. The stock of occupied residential properties in Framingham consists mostly of two-bedroom units. Only 17% of the housing units in the city have one bedroom or less, a percentage that has decreased over the last years, contributing to a shortage of one-bedroom units in the city.[15]

[15] Draft Housing Production Plan, 2024.

Cost of Housing/ Housing Affordability

The median family income in the Boston Metro Area in 2022 was $107,800 (HUD Area Median Family Income, or HAMFI) compared to the median family income for Framingham $116,954.^[16] Thirty-three percent of Framingham households are cost-burdened (i.e., pay more than 30 percent of their income toward housing costs). Homeowners are less likely to be cost-burdened compared to renter households (22 percent and 54 percent cost-burdened, respectively); however, among LMI households, renters are slightly less likely to be cost-burdened than homeowners. Thirty three percent of renter LMI households are not cost-burdened compared to 29 percent of homeowners.^[17] This difference among LMI households may be due to the difference in affordability for rental units versus ownership units (Figure MA-05.6).

[16] ACS 2018-2022, Table B19113; Housing and Urban Development (HUD) Area Median Family Income (HAMFI), 2024.

[17] Comprehensive Housing Affordability Strategy (CHAS), 2017-2021.

The median sales price for a single-family home in 2024 was $655,000, which is unaffordable for households earning the HAMFI — and even more so for those earning Framingham’s median family income. Figure MA.05.4 displays the maximum affordability for households earning Framingham’s Median Family Income compared to households earning the Boston Metro Area Median Family Income.^[1] Framingham’s median rent prices are more in line with low HOME rents as shown in Figure MA-05.5. However, an online search of available rentals indicates that advertised units are significantly more expensive than the median and are more in line with the area FMR.

Condition of Housing

Seventy-seven percent of Framingham’s housing stock was built before 1980, with the largest number of homes (21 percent) built between 1950 and 1959.^[19] LMI households are more likely to live in older units in need of maintenance, and Framingham is no exception. Census tract 3831.01 in South Framingham has one of the lowest median household incomes throughout the city ($57,593), and the highest percentage of units built before 1980 (91 percent).

HUD accounts for four major housing problems in its CHAS estimates: lacking complete plumbing facilities, lacking complete kitchen facilities, having 1.01 or more occupants per room, monthly housing costs exceeding 30 percent of total income. In Framingham, 37 percent of all units have at least one of these four major housing problems.

Affordable Housing

As of June 2023, Framingham has 3,041 affordable units listed with the Subsidized Housing Inventory (SHI).^[20] Of these affordable units, the Framingham Housing Authority’s portfolio includes 1,071 public units, in addition to the 1,836 tenant-based Housing Choice Vouchers (HCV) the FHA administers. This supply is inadequate to serve Framingham’s LMI population, as the FHA reports a ten-year waitlist for HCVs. All of the housing units in the FHA’s portfolio have a passing inspection score, but the family public housing campus in south Framingham is in need of major rehabilitation, an undertaking which the FHA is currently pursuing.

Homeless Households

SMOC (South Middlesex Opportunity Council) is the main service provider assisting homeless families and individuals. They provide wrap-around services to help clients navigate the various resources available to them. Depending on client need, SMOC refers clients to a wide variety of programs, including their Behavioral Health Services, Economic and Workforce Development, Joan Brack Adult Learning Center, SMOC Child Care, and more. For physical health services SMOC refers clients to the Edward Kennedy Community Health Center, located within South Framingham. Clients are also referred to the various disability providers within the community, such as Advocates, Wayside, MetroWest Legal Services, and the MetroWest Center for Independent Living.

There are currently 617 beds in Framingham for homeless families, with 30 reserved for DV households, and 12 reserved for HIV households. There are 617 emergency beds and 134 permanent housing beds, 93 of which are reserved for individuals. SMOC provides most of the beds within Framingham, as well as case management services to each household when they enter the facility. The local Veteran Service Officers refer local veterans to the Bedford VA office to obtain a VASH voucher that combines a housing voucher with case management and clinical services provided by the Department of Veteran Affairs.

[19] ACS, Five-Year Estimates, 2018-2022, Table B25034.

[20] Executive Office of Housing and Livable Communities Chapter 40B Subsidized Housing Inventory (SHI), June 29, 2023. 

Non-homeless Households

Overall, there is a critical need for more affordable housing for select populations including elderly and disabled residents who may need renovations to make their homes accessible. In many cases, their fixed incomes do not allow for needed repairs and upkeep. Additionally, these vulnerable populations may also need transportation and assistance with technology to access available resources such as the Callahan Center and BayPath Elder Services. 

Service providers report an increase in substance abuse and mental health issues in recent years, pointing to a need for increased support resources for these populations. Currently, the City supports the South Middlesex Opportunity Council, Advocates, Wayside Youth and Family and other programs in the City that provide wrap-around services for those returning from mental and physical health institutions. This includes access to social workers and assistance with transitional and low-cost housing opportunities. In addition, the United Way manages a “211” call service that helps people locate the services that they might need. The City partners with some of these agencies to working with transient, sometimes treatment-resistant populations to ensure they have information about services available and to enhance interagency coordination. 

In the next year, the City plans to continue the activities described above. The City will continue to support SMOC’s home modification loan program and continue to offer the home rehabilitation program to homeowners, using both CDBG and HOME funds to support the program. The City will also continue to offer Tenant Based Rental Assistance.

Barriers to Affordable Housing

While the City has made some strides towards more inclusionary zoning, it is still mostly prohibitive outside of the Central Business District. The MBTA Communities Act is anticipated to further alleviate restrictive zoning; as of January 2025, the City is “conditionally compliant” with Section 3A. The City also passed a by-law allowing for accessory dwelling units (ADU) with a special permit, and the state’s housing bond bill has made ADUs by right within single family home zones. The creation of an affordable housing trust is a policy measure that could help improve the stock of housing within the city. 

The Massachusetts Affordable Homes Act, signed into law in 2024, allows for the provision of accessory dwelling units (ADUs) by right on single-family zoned land. In addition, cities and towns cannot restrict ADU occupancy to family members or caretakers or require owner occupancy of either the primary dwelling unit or the ADU. The law also prevents municipalities from prohibiting an owner from renting out the ADU. Framingham previously made progress in this area by passing zoning to allow ADUs by special permit. The Affordable Homes Act legislation elevates the possibility of creating a type of housing that is naturally affordable due to its smaller footprint and lower cost of construction. 

MA-45 Non-Housing Community Development Assets

Introduction

The Market Analysis section of the Consolidated Plan explains market conditions in Framingham with data and information gained from community meetings, focus groups, surveys, and public documents. Understanding the supply of homes, jobs, and community services in Framingham and the demands placed on them will help the City decide how to make the most effective use of CDBG funds over the next five years.

The City is in a highly advantageous position in terms of its potential for economic development. Framingham’s convenient location between Boston and Worcester, direct access to the Massachusetts Turnpike, and commuter rail service allow the City to propel itself as a major economic hub in the MetroWest region. In addition to being home to a university, community college, regional hospital, and the State Police Headquarters, Framingham hosts world-class companies including Staples (the largest employer in the City), TJX, Bose, and Sanofi Genzyme. Framingham’s two Opportunity Zones allow the City to encourage private reinvestment in commercial and affordable multifamily residential properties in order to support Downtown redevelopment. Framingham is a net importer of jobs, which means the City has more jobs bringing in people from other communities than it has residents leaving to work elsewhere. Nonetheless, some industries do see more Framingham residents leaving the community to work, particularly in the Finance, Insurance, and Real Estate sectors. Businesses point to a need for workforce training and education, as there is high employee turnover. Additionally, a significant portion of the population would benefit from Adult Basic Education (ABE) opportunities and resources for English Speakers of Other Languages (ESOL) as compared to the MetroWest region.

Economic Development Market Analysis

Business Activity

Labor Force

Travel Time

Education

Educational Attainment by Employment Status (Population 16 and Older)

Educational Attainment by Age

Educational Attainment – Median Earnings in the Past 12 Months

Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?

Framingham's largest industries in terms of both number of workers and jobs are Professional, Scientific, Management Services and Educational and Health Services.  This is likely due to the presence of large employers like MetroWest Medical Center, Framingham State University, MassBay Community College, and Sanofi Genzyme Corporation.

The City’s most competitive industry is Professional, Scientific, and Management Services driven mainly by Management of Companies and Scientific Research & Development. With a location quotient of 2.03, this sector is two times stronger than in Massachusetts as a whole. This sector has taken advantage of lower regional costs, developable land, and regional access.

Framingham also remains a retail hub for MetroWest. The continued presence of TJX, Staples Ic., and Bose illustrates the continued strength of large-scale retail.

The top five industries for Framingham’s labor force (i.e. residents) are Education and Health Care Services (26%), Professional, Scientific, and Management Services (16.1%), Retail Trade (11.7%), Arts, Entertainment, and Accommodations (8.8%), and Manufacturing (8.4%).

The top five industries for Framingham’s employment base (i.e., people who work in Framingham) are Professional, Scientific, and Management Services (31%), Education and Health Care Services (25.2%), Retail Trade (10.9%), Manufacturing (6.9%), and Arts, Entertainment, and Accommodations (4.9%).

The most significant gap between Framingham’s labor force and employment base is in the Professional, Scientific, and Management Services sector. Although this industry ranks among the top five for both the city's labor force and employment base, there are 6,374 more jobs in this sector than there are residents employed in it. This suggests that a substantial number of these positions are filled by individuals commuting from outside of Framingham, reinforcing the City’s status as a net importer of labor.

In contrast, more of Framingham’s residents are employed in the Arts, Entertainment, and Accommodations, Construction, and Finance, Insurance, and Real Estate sectors, than there are jobs available in these industries within the City’s border. This discrepancy indicates that many Framingham residents working in these fields must seek employment opportunities outside the city. This indicates that most Framingham residents who work in these fields are leaving the City to do so.

Describe the workforce and infrastructure needs of the business community:

Framingham faces significant workforce development challenges. The skills and education of the local workforce do not always align with employment opportunities, creating gaps that need to be addressed.

Education and Literacy: Literacy and English proficiency remain critical issues in Framingham, affecting workforce readiness. An estimated 18.6 percent of Framingham residents have Limited English Proficiency, and are thus linguistically isolated, compared to the county rate of 9.6 percent and state rate of 9.7 percent. Moreover, the City’s minority population is concentrated in the “working age” age groups (16-64), marking this issue as a workforce need. Programs, such as those at the Framingham Adult ESL provide essential services but have long waitlists, with only 1 in 5 applicants being accepted. Expanding these programs would significantly improve access to education and employment opportunities. Additionally, there is high demand for GED preparation and citizenship courses, further highlighting the need for accessible education and training for Framingham’s minority and immigrant residents. Considering the significant decrease in median earnings earned by Framingham residents without a high school diploma or equivalent, it is important to ensure this high need is met.

Business Support: Small businesses, particularly immigrant-run businesses in downtown Framingham, need more support to thrive. Many business owners face language barriers and a lack of trust in government systems, making it difficult to navigate the permitting process. Dedicated staffing is needed to assist businesses in obtaining permits and accessing available resources. Furthermore, the City lacks a cohesive marketing strategy to attract and retain businesses, necessitating a more proactive approach to fostering a business-friendly environment. Immigrant workers and business owners encounter significant challenges in accessing essential information and support services. Expanding translation services and community outreach efforts would help bridge this gap. Additionally, there are perceptions of bias in the permitting process, which discourages minority business owners from expanding. Establishing more programs to connect downtown businesses with the broader Framingham community would enhance economic inclusivity and support local entrepreneurs.

Industry Shifts and Employment Gaps: While the life sciences and tech industries are experiencing growth, retail and healthcare sectors are facing challenges.

Framingham excels in many of the traits that matter to most site selection professionals. However, demands for quality of life/amenities pose a challenge to Framingham in attracting certain target markets. Framingham’s current employment centers do not have the dynamic character of more urban communities like Cambridge, Somerville, and Worcester. Worker preferences for dense, mixed-use centers make it hard for many Framingham employers to compete in the eastern Massachusetts labor market.^[21] 

Downtown Framingham: Downtown improvements remain an important need for workforce and economic development. Community stakeholders discussed targeted revitalization efforts, such as streetscape improvements, better lighting, and public safety initiatives, that are needed to make Downtown more attractive to both businesses and customers. Addressing parking and transportation concerns, including improved public transit connections and walkability, would further stimulate economic activity. Additionally, promoting arts, cultural events, and community-driven initiatives would strengthen the identity of downtown Framingham and encourage local business engagement.

Transportation: Adequate transportation to get employees to and from their jobs remains an important infrastructure need for the community. The Downtown Framingham MBTA commuter rail station provides service to points west toward Worcester and to points east toward Boston while the MetroWest Regional Transit Authority (MWRTA) provides limited bus service. Car-centric transportation in Framingham is not in line with the current business climate but lacking public transportation and inadequate pedestrian access make it difficult to navigate the downtown area without a vehicle.

See Map 2: Transportation

Workforce Retention and Development Strategies: Strengthening collaboration between employers and city officials is essential to identifying workforce needs and creating targeted training programs. A fully staffed Economic Development Department would help streamline business support services and enhance the retention of existing businesses. Implementing online permitting processes and bilingual resources would further improve accessibility and efficiency, benefiting both new and established businesses.

The MetroWest Economic Research Center reports that Framingham by far accounts for the largest portion of the Greater MetroWest (GMW) region’s labor force (24.8 percent). Framingham also led the way in terms of employment with 41,823 jobs, or 23 percent, of regional employment. Framingham’s unemployment rate in February 2024 was 2.9 percent, lower than the Greater MetroWest region (3.1 percent) and the state (3.7 percent).

Among the 13 communities in the region, Framingham reported the largest number of unemployed individuals with 1,212, followed by Marlborough with 848 individuals. Together, these two communities accounted for about 40 percent of the total number of individuals unemployed within GMW, implying that 4 out of 10 individuals who did not have a job in the region either resided in Framingham or Marlborough. Thus, while Framingham’s unemployment rate is relatively low, the City still is home to a large number of individuals in need of support.^[22]

MassHire Metro/South West’s current four-year plan (2023-2028) identifies the top 6 workforce development needs for the region:

1. Childcare, including helping with cost, improving access to quality care, teacher recruitment and training;
2. Improving the private sector/public sector relationship to improve outreach;
3. Youth programs to help youth enter the workforce and teach them about trades and other career paths;
4. Targeted outreach, coaching, training, and basic skill remediation for low-skill workers;
5. Training the next generation of construction and manufacturing workers;
6. Better marketing of existing services to workers and employers.

While these needs encompass those of the entire MetroWest, given how much of the region’s economic pulse is based in Framingham, it is reasonable to assume they hold true for Framingham. Many of these needs were echoed by community stakeholders during the public outreach process.

Additionally, the City of Framingham continues to invest in roadway, pedestrian, and recreational improvements that will support the City’s cultural, renewable energy, and life science and technology initiatives.

Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.

Recent local and regional planning efforts that have affected or may affect job and business growth opportunities during the period of this Consolidated Plan include the 2019 Economic Development Strategy Phase I (EDSP1) and 2021 Phase II Update, the 2020 Master Land Use Plan Update, the 2021 Racial Equity Municipal Action Plan (REMAP), the MassHire Metro South/West Strategic Plan (2023-2027), the 2024 Greater MetroWest Economic Profile. Each of the commissioned plans offers recommendations, strategies, or an implementation plan to transform Framingham, shaping future growth and decisions related to local zoning, business recruitment/retention, housing development, and transportation infrastructure. The City is currently working to develop its first Climate Action Plan (CAP) that will lay the foundation for community-wide efforts to improve local sustainability and accelerate the transition to net zero emissions by 2050.

The City makes an active effort to stay connected with other MetroWest communities, and regional and state agencies, by participating in and partnering with organizations such as: 495/MetroWest Corridor Partnership, Metropolitan Area Planning Council, and Metropolitan Planning Organization.

[21] Framingham Economic Development Strategic Plan, Phase II, 2022.

[22] Framingham State University, MetroWest Economic Research Center, Greater MetroWest Economic Profile 2024.

How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?

Lack of educational attainment and linguistic isolation are significant barriers for Framingham’s workforce. Framingham has a large immigrant community that has significant skills training and language gaps. While the City is in a well-educated region, local educational attainment trails county and state levels (Figure MA-45.1). Just over 10 percent of the City’s labor force lacks a high school diploma, and 20 percent completed but did not go beyond high school. In a county where nearly 60 percent of the adult population holds a bachelor’s degree or higher, Framingham’s educational statistics reinforce how difficult it is for City residents to compete for professional, technical, and other occupations that pay high wages to lure an educated workforce. Combined with the aging population, this highlights the need for more younger, educated residents to attract high-paying, technical jobs, particularly in the Executive and Life Sciences sectors, that the City is targeting.

 Each year 495/MetroWest Partnership publishes an employer survey in collaboration with Framingham State University's MetroWest Economic Research Center (MERC). While the survey was administered to all of MetroWest, the relatively large role of Framingham in the regional economy suggests that the results are representative of the City’s employers. Workforce, hiring, and labor availability continue to be chief concerns of area employers. The skill gap of applicants was the second largest workforce concern for employers in 2024 with many respondents highlighting the need to find more candidates with a particular degree or credential. However, the survey also indicated this gap may be closing: while 52 percent of respondents say they have encountered difficulties in hiring qualified staff this year, this marks a pronounced drop from 2023, when 65 percent of respondents reported having difficulties.^[23]

Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.

Economic development and workforce training are critical priorities in Framingham due to the area’s lower wages and higher poverty rates compared to neighboring communities, especially in the Downtown and Southeast sections of the City. The CDBG program remains committed to supporting adult education initiatives, youth workforce development, and employment training.

[23] “2024 Employer Survey,” 495/MetroWest Partnership, 2024.

Given the large number of limited English proficient residents in Framingham’s labor force, programs like Literacy Unlimited and Framingham Adult English as a Second Language PLUS are critical initiatives addressing the needs of the City’s workforce. The Literacy Unlimited program is run by the Framingham Public Library and helps adults learn to speak English, read, and write to achieve their educational and professional goals. Framingham Adult English as a Second Language PLUS has provided free English language instruction and life skills training to more than 6,000 immigrants in the Framingham area. The program has helped hundreds of students work towards their GED.

One of the two MassHire Metro South/West Career Centers is located in Framingham, offering a variety of services to job seekers, youth, and businesses.

Job Seeker Services: Individuals seeking employment can access resources such as job listings, career counseling, resume writing assistance, and workshops designed to enhance job search skills. Specialized support is available for veterans, including priority services and dedicated employment representatives. Additionally, training programs are offered to help job seekers acquire new skills and improve employability.

Business Services: Employers can benefit from assistance in sourcing, hiring, and training employees. MassHire provides guidance on recruitment strategies, hiring incentives, and workforce development planning. Support is also available for businesses looking to grow, including help with strategic planning and avoiding potential layoffs.

Youth Services: Youth-focused programs offer career exploration opportunities, internships, and training in various trades. Services are designed to prepare young individuals for the workforce by providing education resources, job readiness training, and connections to potential employers. These programs provide the necessary skills for young people to enter and excel in the workforce and grow professionally. Framingham is in particular need of those services, where youth may face additional barriers to employment compared to neighboring communities in MetroWest.

MassHire Metro South/West hosts regular seminars, job fairs, recruitment events, workforce meetings, workshops, and other career-related events at both their Framingham and Norwood locations.

Metro South/West provides a variety of services through collaboration with a wide network of employers, secondary school and higher ed partners, training partners, municipalities, professional associations, and many others.

Both Framingham State University (FSU) and Mass Bay Community College are active partners with the business community to make sure their programs are proactively meeting the workforce needs of the present and the future. This aids in the economic development efforts of this Consolidated Plan by forwarding the skills of Framingham's labor force.

In 2016, FSU opened a new state-of-the-art science wing and in Fall 2018, launched an innovative new MBA concentration that capitalizes on the region's position as one of the major biotechnology hubs in the world.

Mass Bay offers a wide variety of degree and certificate programs including Liberal Arts and Communication, Health Sciences such as nursing, Science and Engineering including biotech and IT, Social Science such as education, and Automotive Technology.

Southern Middlesex Opportunities Council (SMOC) offers the following workforce training initiatives to enhance the skills of Framingham's residents via employment, training, education, and asset development: the Secure Jobs program, Competitive Integrated Employment Services (CIES) Program, and Green Jobs Academy (GJA).

Mobile Stabilization Team: The Mobile Stabilization Program provides supportive services to formerly homeless individuals who are at risk of losing their housing. Through this program, case managers help clients develop and implement a comprehensive individual self-sufficiency plan (ISP). Each ISP addresses housing, income, health care, behavioral healthcare, education and training, criminal justice and other issues all designed to ensure stable housing is maintained.

GJA provides specialized job training in the clean energy field. The training includes entry level hands-on instructional learning that prepares individuals for in-demand, living wage jobs with a career ladder in the weatherization industry. GJA also offers flexible, customized, continuing education training for weatherization and energy efficiency professionals to continue to advance in the industry.

SMOC also holds resume building and mock interview workshops and provides childcare services that may make the difference between a Framingham resident being able to join the workforce or not.

The Joan Brack Adult Learning Center (JBALC) provides English as a Second Language (ESL) and High School Equivalency Test (HiSET, formerly GED) classes for adults.

SMOC’s Competitive Integrated Employment Services (CIES) Program provides training, education, and job readiness services to families receiving Transitional Aid to Families with Dependent Children (TAFDC) who are interested in obtaining employment. Program staff focus on creating individualized employment plans which are reviewed and updated regularly to align with the participants’ developing career path. Services also include securing jobs connected to a career pathway and providing the support necessary to maintain employment and achieve career growth.

The Secure Jobs Program was initially established with assistance from the Paul and Phyliss Fireman Charitable Foundation and is now delivered through a partnership with the Massachusetts Department of Transitional Assistance (DTA). The program provides training and employment placement to homeless and formerly homeless families. Staff work with participants to assess job readiness skills, identify barriers and develop individual goals. Services include a full employment assessment, an Individual Employment Plan (IEP), job readiness workshops, job search assistance, job placement, flexible funding to assist with transportation and training, and up to one year of job stabilization supports after placement.

SMOC’s Workforce Development programs provide employment services that assist people with skill development; computer literacy; job search and placement, with a focus on job progression and promotion.

Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)?

Framingham participates in the Metropolitan Area Planning Council (MAPC) CEDS, last updated in 2020 for the region’s 101 communities. MAPC's CEDS is a comprehensive, strategic handbook to what is developed, where, and how the longevity of investments and resiliency will be ensured. MAPC also published a thirty-year plan for the region in 2008 titled MetroFuture. The plan ties economic development in with environmental, public health, transportation, housing, education, and infrastructure in metropolitan Boston.

If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.

Framingham’s Community and Economic Development (CED) Division supports a number of economic development initiatives including:

• Business support and technical assistance;
• Brownfields redevelopment;
• Downtown revitalization;
• Financing and grant opportunities;
• Workforce development initiatives; and
• Economic incentives, such as tax-increment financing.

Discussion

PCD works collaboratively with local, regional, and state entities to further economic development efforts. This work includes partnering with large and small businesses on best practices and perpetuating an “open for business” attitude. The city continuously searches for opportunities to grow the commercial tax base, provide local jobs, and attract more people to live and work there.

MA-50 Needs and Market Analysis Discussion

Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration")

Over one-third of households in most areas in South Framingham (Census Tracts 3831.01, 3831.02, 3832, 3833, 3834.01, 3834.02, 3835.01, and 3840.03) are estimated to have at least one housing problem. HUD reports the number of households experiencing one or more of the four housing problems. 1) Housing unit lacks complete kitchen facilities; 2) Housing unit lacks complete plumbing facilities; 3) More than one person per room (overcrowded), and 4) Household is cost burdened (between 30 percent and 50 percent of income is devoted to housing costs). In two of these southeastern Census Tracts (3831.01 and 3831.02), a majority of households are estimated to have at least one housing problem, about 55 percent of all households in both tracts.

See Map 3: Housing Problems

Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration")

Framingham defines a concentration of racial/ethnic minorities as a Census Block Group where at least 45 percent of the population belongs to a minority group, exceeding the citywide average of 44.4 percent. All of the block groups comprising Census Tracts 3831.01, 3831.02, and 3832 (located in southeastern Framingham) have concentrated minority populations. The other Census Tracts where minority populations are concentrated are all located in the southern half of Framingham, mostly in the southeast.

See Map 4: Minority Concentration

There are several areas of Framingham where Low-Moderate Income (LMI) households (defined as having incomes at or below 80 percent of AMI) make up at least 51 percent of households. All Block Groups in Census Tracts 3831.01, 3831.02, and 3834.02 have concentrations of LMI households, as well as areas along most of the eastern border with Natick, some along Route 9/Worcester Road, and the northwestern corner of the City. There are seven Block Groups where more than three quarters of households are LMI, the majority of which are in southeastern Framingham near downtown. There is significant overlap in areas with concentrated minority and LMI populations, especially in the southwestern part of the city near downtown.

See Map 5: Low- and Moderate-Income Households

What are the characteristics of the market in these areas/neighborhoods?

Most households in areas where housing problems, LMI households, and minority groups are concentrated are renters. Out of the seventeen Census Block Groups where LMI households are located, only five have more homeowners than renters. The tracts in the southwest that have been identified as having the most significant needs in this section also have the highest numbers of older housing, housing at risk of lead-based paint hazards, overcrowding, cost-burden, physical deterioration, absentee property owners, receivership properties, foreclosed properties, and sites in need of brownfield remediation.

See Map 6: Census Tract by Tenure

Are there any community assets in these areas/neighborhoods?

The Census Tracts in southeast Framingham with the highest LMI household concentrations include part of downtown Framingham, which has access to an MBTA Commuter Rail station and several MWRTA bus routes (routes 3 through 7). Downtown also hosts offices for some of the City’s major nonprofits, including the South Middlesex Opportunity Council (SMOC) and Downtown Framingham Inc. Harmony Grove Elementary School is located in this area, as well as public outdoor recreation spaces including Merchant Road Fields, Bates and Roosevelt Parks, and Mary Dennison Playground. Community assets in other areas with concentrations of LMI households include Fuller Middle School and Miriam F McCarthy School, Butterworth and Mason Parks, and Fuller/Farley Fields.

Other assets in the Downtown Framingham area include the Edward Kennedy Community Health Center, MetroWest Medical Center, Memorial Building, Public Library, Boys and Girls Club, Police Station, and a variety of multi-cultural businesses and places of worship.

See Map 7: Community Assets 

Are there other strategic opportunities in any of these areas?

The MBTA Communities Law requires that Framingham create a zoning district where the development of multifamily housing is allowed by right. Some of this district must be located within a half-mile radius of the Framingham Commuter Rail station, which includes some of the areas discussed in this section.

Census Tracts 3831.01 and 3831.02 are designated as Opportunity Zones, allowing the City to encourage investment in the area by offering tax incentives to investors.

A 2019 Economic Development Strategy, later updated in 2021, contained several findings about opportunities in the target area that are still relevant:

• Relocating some industrial businesses could allow for the creation of a more effective “gateway” to the city from the east.
• Waverly Street is a high-potential commercial corridor.
• An aging multifamily building stock presents redevelopment and refurbishment opportunities.
• Parcel consolidation could help to create more attractive investment opportunities.

The City worked with the Metropolitan Area Planning Council to create a Southeast Framingham Neighborhood Action Plan (SEFNAP) that contained recommendations to make quality-of-life improvements to the area through 2024. Some recommendations in this plan have been acted on or are in process now, including improvements to Mary Dennison Park and considering transit-oriented development around the Commuter Rail station.

MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households

Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.

According to the Massachusetts Broadband Institute, there are very few households in Framingham with limited or no broadband services. Framingham is a dense urban area, so there are very few (if any) locations where it is not possible to install cable; rather, affordability is the main barrier. Additionally, as a result of the Covid-19 pandemic, the school department worked with various low-income housing developments to increase the broadband bandwidth within the development. In 2022, 94 percent of households in Framingham had internet access, slightly above the state rate of 91 percent.^[24]

About 70 percent of households have internet speeds of 100/20 Mbps, while the remaining 30 percent of households have speeds of 1000/100 Mbps.

Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.

There are currently seven residential Internet service providers in Framingham, averaging about four providers in any given area in the city. The majority of these providers are considered mainstream. RCN and Xfinity are the primary service providers for Framingham. RCN Boston provides high-speed internet, digital cable TV, home phone service plans, and internet services delivered through a fiber network.   

RCN launched an affordable internet program, Internet First, in May 2024. Eligible customers qualify for plans starting at $9.95 per month for 50Mbps and $19.95 per month for 150Mbps, with three months free for new customers. Xfinity offers Internet Essentials ($14.95 per month for 75Mbps) and Internet Essentials Plus ($29.95 per month for 100Mbps) for eligible low-income households.

 [24] ACS 2022, Table. 

MA-65 Hazard Mitigation[25]

Describe the jurisdiction’s increased natural hazard risks associated with climate change.

The City of Framingham updated the local Hazard Mitigation Plan in 2023. The plan identifies four primary climate change interactions and natural hazard risks associated with them:

• Changes in precipitation which increase risks of flooding (including riverine, dam failures, ice jams, etc.), drought, landslides, and sinkholes;
• Rising temperatures which increase incidences of average/extreme temperatures and wildfires (including brush and mulch/peat fires) and promotes the spread of infectious diseases and invasive species;
• Extreme weather which increases risk of hurricanes/tropical storms, severe winter storm/nor’easter r (including blizzard, ice storm, etc.), tornadoes, and other severe weather (including thunderstorms, etc.); and
• Non-Climate Influenced Hazards such as earthquakes.

The plan identifies flooding, severe weather, extreme temperatures, and drought as the top four natural hazards impacting Framingham. In addition, two new hazards were identified, including infectious disease and invasive species. Infectious disease was added based on the local impacts of the COVID-19 pandemic as well the City’s growing concern for the increased prevalence of vector-borne diseases. Invasive species was added to reflect the concern for this becoming a more prevalent hazard with projected climate changes and so that the risk assessment was aligned with the SHMCAP.

Flooding is a severe hazard that frequently affects Framingham. The City has been experiencing an increasing regularity of storms, with the so-called ten and one hundred-year storms now happening on an annual or near-annual basis. Intense storms occurring throughout the year are producing very high volumes of rain, causing rivers and streams to overflow their banks, putting significant pressure on dams, culverts, and other drainage infrastructure, and overwhelming the stormwater infrastructure system. Flooding frequently has City-wide impacts, including road closures at susceptible locations. Because of a high degree of impervious surfaces in the City, even moderate volumes of stormwater in Framingham can result in stormwater runoff that floods buildings and infrastructure. Certain neighborhoods are particularly susceptible to flooding and related power outages.

Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods.

National assessments of climate risk have repeatedly demonstrated that residents who are considered potentially vulnerable will be the ones most impacted by a changing climate. The Centers for Disease Control and Prevention’s Social Vulnerability Index (SVI) helps local officials identify residents that may need support in preparing for hazards or recovering from a disaster. The SVI groups U.S. Census tract data into four vulnerability themes. Each Census tract is assessed nationally, receiving an overall SVI ranking and a ranking for each theme:

• Socioeconomic Status
• Household Composition/Disability
• Race/Ethnicity/Language
• Housing/Transportation

Map 8. CDC 2022 Social Vulnerability Index shows how the Census tracts in Framingham ranked. The higher the ranking, the more vulnerable the tract is to hazardous events and other community-level stressors. According to the SVI, Framingham’s 16 Census tracts had an average ranking of 0.51 in 2022, indicating that the City as a whole is more socially vulnerable than 51 percent of national Census tracts. However, Framingham has some Census tracts (depicted in dark blue) that are much more vulnerable: tracts 38310.2, 38310.1, and 38501 are, respectively, 98.1%, 87.9%, and 87.0% more vulnerable than Census tracts nationwide.

 In comparing these “very highly” vulnerable tracts with the map of 2020 Environmental Justice Communities they match closely with the Census block groups that meet all three environmental justice criteria. Low-income households, including the majority of Framingham’s immigrant and minority populations, are concentrated within downtown and southeast Framingham. These neighborhoods are home to two US Census tract blocks that meet all three of the Environmental Justice (EJ) Criteria. The EJ criterion include Income, English Isolation, and Minority Population. There are 38 Census tract blocks in total that meet at least one EJ criteria in the City. Framingham’s percentages of minority, Hispanic, and Latino populations are significantly higher than regional percentages. This further highlights the need of the City to focus on these areas which are home to historically underrepresented and underserved populations.

As the EJ designation encompasses both social and economic factors, it speaks to a community’s climate vulnerability. Racist systems and institutions have concentrated climate risks in communities of color, and both linguistic isolation and income affect individuals’ ability to avoid and/or adapt to climate impacts.

Consistent with patterns across the country, local EJ communities are more likely to reside near brownfield sites. Conversely, some of these neighborhoods also enjoy fewer acres of green space per capita than their neighbors in other parts of the city.^[26]

See Map 9: Environmental Justice Communities

Additionally, there are critical facilities located in the 100- and 500-year FEMA floodplains. There are 290 buildings in the 100-year floodplain and 857 buildings in the 500-year floodplain. Of those buildings in the 100- year floodplain, 192 are within an environmental justice community.^[27] The City’s 2023 update of the Hazard Mitigation Plan found that approximately 26.6 percent of Framingham’s population is exposed to the 100-year floodplain. A large majority of this population in and adjacent to the flood zone is in an environmental justice community (81.6 percent).

See Map 10: Floodplains

Senior and low-income segments of Framingham’s population may be more vulnerable to hazard events due to several factors. Senior and low-income populations may be physically or financially unable to react and respond to a hazard event and require additional assistance. Access to information about the hazard event may be lacking, as well as access to transportation in the case of an evacuation. The location and construction quality of housing can also pose a significant risk.^[28]

The potential needs of residents within these population segments in the event of a hazard occurrence are important to consider. The 2023 Hazard Mitigation Plan estimated that approximately 700 to 900 displaced households and 100 to 150 people would seeking public shelter needs in a 100-year flood scenario. Additionally, hazards like extreme heath have special impacts on the most vulnerable segments of the population - the elderly, young children and infants, very low- and low-income individuals, and persons who are in poor health. Similarly, populations that are vulnerable to communicable diseases include the economically disadvantaged, racial and ethnic minorities, the uninsured, low-income children, the elderly, the homeless, and those with other chronic health conditions, including severe mental illness.

The entire region has experienced inland flooding in the past; extreme precipitation will likely lead to flooding in the future, particularly in areas with high impervious surface. Most of the EJ neighborhoods in the region are also heat islands; however, this impacts the most residences (opposed to businesses) in southern Framingham.

As the climate warms, Framingham can expect hotter summers and more frequent and severe heat waves. Rising temperatures are a growing threat for the health the communities, as heat is already among the deadliest weather hazards. Areas covered by dark and impervious surfaces, such as roads and parking lots, heat up more than areas covered in reflective surfaces and vegetation, resulting in even more extreme “heat islands” on days that are already very hot. While hot days affect the entire region, people who live in areas prone to heat island effects can be exposed to even greater temperatures. A large proportion of southern Framingham is a heat island, but there are smaller pockets of extreme heat throughout the region including large commercial or retail areas such as the Framingham Technology Park. Housing units in southern Framingham experience, on average, land surface temperatures 25% to 50% higher than the regional air temperature for that day.^[29]

The proportion of the population with pre-existing health conditions is an important indicator of a neighborhood’s sensitivity to extreme heat and floods. There is evidence that heat increases the risk of cardiovascular disease, respiratory disease, and diabetes-related hospital visits and deaths during heat waves. Acutely stressful events, such as flooding, can increase blood pressure and contribute to increases in cardiovascular-associated morbidity and mortality.

Looking at data on the presence of pre-existing health conditions in the region, we see higher rates of asthma hospitalizations and a greater proportion of the population with heart disease and diabetes in the EJ population neighborhoods south of I-90, particularly in South Framingham and around Framingham Centre.

[25] 91.210(a)(5), 91.310(a)(3)

[26] Framingham OSRP

[27] Framingham, Hazard Mitigation Plan, 2023-2028.

[28] Framingham, MA, Hazard Mitigation Plan Update, 2023-2028.

[29] MetroWest Climate Equity Project