Can I Build That? The Real Estate Guide No One Gives You

You just found the perfect property. Prime location, great price, and tons of potential. Maybe you’re picturing a new development, a commercial buildout, or a residential investment. But before you start sketching floor plans, there’s one question that could make or break your deal:

Can you actually build what you want?

Zoning in Massachusetts—especially in Southcoast cities like Fall River, New Bedford, and Taunton—is a slow-moving, red-tape nightmare if you’re not prepared. And in 2025, it’s getting even harder.

• Community concerns can stall or change projects. Today, residents have more influence than ever over what gets built in their neighborhoods.
• Developers face more scrutiny than ever. A few bad actors have made local boards and community groups more cautious about approvals.
• Social media fuels mass opposition. One viral post, and suddenly, a routine zoning process turns into a public debate filled with misinformation.
• Permitting is expensive and unpredictable. If you think you can just buy a property and start building, think again—wetlands, traffic, and environmental reviews can add six figures before you even break ground.

I’ve been through it all—a seven-year approval process, waiting two years just for a wetlands permit, winning a zoning appeal in court only to have it appealed again and again. Massachusetts real estate isn’t for the impatient. But if you understand the process and plan ahead, you can get projects across the finish line.

Here’s what you need to know.

Step 1: Start with GIS—Your First Line of Defense

Before you do anything, pull up the Geographic Information System (GIS) map for the town or city you’re working in. This is where you’ll find official zoning boundaries, flood zones, environmental restrictions, easements, and wetlands that could completely derail your plans.

In Fall River, New Bedford, and most Massachusetts towns, GIS maps are publicly available. Just Google:

🔎 "[Town Name] GIS Viewer" – This will show you property lines, zoning districts, and any recorded restrictions.
🔎 "[Town Name] Assessor’s Database" – This gives you ownership history, property use, and tax status.
🔎 "Massachusetts OLIVER Map" – A state-wide GIS tool that shows wetlands, conservation areas, and environmental restrictions.

If the property looks clean on GIS, great—you’re still not in the clear, but at least you know what you’re up against.

Step 2: Assemble Your Team—Because You’ll Need One

Even for small projects, you can’t do this alone. Here’s who you’ll likely need:

👨‍⚖️ Zoning Attorney – Handles legal issues, special permits, variances, and public hearings. (Price: $5,000–$20,000+ depending on complexity.)
📏 Surveyor – Confirms property boundaries and existing conditions. (Price: $2,500–$7,500.)
🏗️ Civil Engineer – Designs drainage, utilities, grading, and ensures compliance with state/local codes. (Price: $10,000–$50,000.)
🚦 Traffic Engineer – Required if your project could impact local traffic flow. (Price: $7,500–$25,000.)
🌱 Wetlands Specialist – If wetlands are involved, this person conducts studies and mitigation plans. (Price: $3,000–$15,000.)
🏛️ Architect – Needed for site plans, building layouts, and getting your project through permitting. (Price: $15,000–$100,000 depending on scale.)

💰 Total Pre-Permitting Costs in Massachusetts (2025): Expect to spend $50,000+ just to get a project ready for submission.

Step 3: Why Approvals Take Longer Than Ever in 2025

Today, getting your project approved isn’t just about meeting zoning codes—it’s about navigating community concerns and public perception.

The Social Media Factor

Years ago, zoning approvals were handled at city hall. Today? They happen online first.

One viral Facebook post, one Change.org petition, and suddenly, a simple zoning request turns into a major controversy. It doesn’t matter if your project is completely legal—if enough people get the wrong impression, local officials start looking for ways to delay or deny approvals.

📍 Example: A major development proposal in Fall River should have been straightforward—it followed zoning, had the right approvals, and wasn’t supposed to be controversial. Then, someone took to social media, misinterpreted key facts, and started a wave of opposition. Before long:
❌ Public meetings turned into shouting matches.
❌ City officials delayed the project over “community concerns.”
❌ The developer had to spend thousands on PR and reworking plans just to get back on track.

Lesson? Even if your paperwork is perfect, the public debate can derail your project.

Step 4: How to Get Approvals Faster (And With Less Resistance)

Want to get your project approved without unnecessary delays? Here’s what actually works:

✔️ Engage the Community First – Before your project hits City Hall, talk to local business owners and neighborhood groups. If they understand the project before they see it on social media, they’re less likely to fight it.
✔️ Position Your Project as a Benefit to the Neighborhood – Highlight job creation, tax revenue, improved infrastructure, or revitalization.
✔️ Anticipate Concerns & Address Them Proactively – If there are traffic issues, parking concerns, or density objections, address them upfront rather than waiting for complaints.
✔️ Use Smart Design to Reduce Conflict – Small changes to height, density, or traffic flow can make a big difference in getting approvals.
✔️ Have a PR Plan – If your project gets public pushback, don’t just respond—control the narrative.

Step 5: Hidden Zoning Loopholes That Can Work in Your Favor

Not all zoning rules are bad news—some can actually work for you.

💡 Adaptive Reuse Projects – Massachusetts encourages turning old buildings into new developments with zoning exemptions and tax incentives.
💡 Mixed-Use Development – Many Southcoast towns want more mixed-use buildings (retail + residential) and offer fast-tracked approvals.
💡 Accessory Dwelling Units (ADUs) – Some towns now allow in-law apartments with minimal restrictions, adding rental income to residential properties.
💡 Opportunity Zones & Tax Credits – Some Fall River and New Bedford neighborhoods qualify for federal tax breaks for investors.

Final Thoughts: How to Actually Win in Massachusetts Real Estate

Zoning and permitting in Massachusetts isn’t broken—it’s just slow, expensive, and public.

If you’re investing in Fall River, New Bedford, or anywhere in Southcoast Massachusetts, you need to:

✅ Know the zoning laws—but also the political landscape.
✅ Build the right team—because one expert can make or break your project.
✅ Be prepared for delays—but also know how to push things forward.
✅ Engage the public early—because social media controls the conversation.

I’ve seen great deals get stuck for years and I’ve seen smart strategies get projects across the finish line.

If you’re planning a project and want real advice from someone who’s been through it all, let’s talk. Drop a comment below or reach out—because in Massachusetts real estate, knowing the rules isn’t enough. You have to know how to play the game.