STYLES

Planners say Middle Housing is about offering “more options.” But look closely: every style they list already exists — and has been built, bought, and sold for decades. The only thing new is the marketing.

1. What’s Included in “Middle Housing”

Middle Housing is everything except apartments. That means:
ADUs (Accessory Dwelling Units) — basement suites, backyard cottages, garage apartments.
Tiny Homes — small detached dwellings, usually on single-family lots.
Duplexes — two units, often side-by-side or up-and-down.
Triplexes — three units in a single structure.
Fourplexes — four units, often in one larger house-like building.
Townhomes/Rowhouses — multiple units attached in a row, each with small lots.

2. The “Plex” Problem

Anything ending in “plex” — duplex, triplex, fourplex — is multifamily housing. These aren’t new ideas, but they are being rebranded as “Middle Housing.”

Here’s the key:

When you buy a plex, you must qualify for the entire mortgage.
Example: if a duplex costs $1,000,000, the buyer must qualify for that full $1M loan — not half.
Lenders can give limited credit for expected rental income, but the buyer is still responsible for the whole thing.
This is manageable for a duplex, but becomes nearly impossible with 3-, 4-, 5-, or 6-plexes.

3. Financing Limits

Conventional Financing (Fannie/Freddie): available only up to 4 units.
FHA & VA Loans: also limited to 4 units max.
5 units or more: require commercial financing — higher down payments, stricter terms, and much less accessibility for regular buyers.
That means most plexes beyond four units are not realistic for families to buy. They end up in the hands of investors and developers — feeding the rental market, not homeownership.

Styles & Financing Comparison
Housing Type Ownership Financing Type Typical Outcome
Single-Family Home Individually owned Conventional, FHA, VA True ownership
Duplex (2 units) One owner Conventional, FHA, VA Owner lives in 1 unit, rents the other
Triplex (3 units) One owner Conventional, FHA, VA Often fully rental
Fourplex (4 units) One owner Conventional, FHA, VA Usually rental, sometimes owner-occupied
5+ Units (“Plex”) One owner (commercial) Commercial loan only Always rental, developer-owned

4. Why It Matters

The promise that Middle Housing will create “affordable ownership” opportunities is false. By design, plexes are almost always rental properties because the financing rules and price points keep them out of reach for ordinary buyers.