Plucky Metro councilmembers have already spent a few years chipping away at Nashville’s knotted zoning code. Each simplification brings more twists, turns and speed bumps, both in the legislative rewriting of arcane requirements or restrictions, and in the political ramifications that follow.
Reformers promise that their mission will unleash more creative, dense, modern and efficient uses of Nashville’s limited real estate stock, allowing the city to respond to a dire housing shortage that’s kept prime neighborhoods unaffordable and pushed many homebuyers to sprawling subdivisions on the county’s outskirts. Opponents, fashioning themselves as the guardians of Nashville’s soul, see the reckless acceleration of out-of-town developers disrupting neighborhoods to construct overpriced, low-quality housing in an endless quest for profit. Mostly representing wealthy enclaves like Forest Hills and West Meade, organized opposition has already vowed to polarize voters against upzoning in Metro’s 2027 elections. The most intensely obsessed individuals have spun off formal groups like Save Our Nashville Neighborhoods and Voices of District 20, where they command a small volunteer army.Â
Metropolitik: Recall effort, ethics threat, packed council meeting reflect a divide in local politics
Certain wonky councilmembers have taken on zoning reform as a primary issue — none more visibly than first-term Councilmember Rollin Horton, a corporate finance attorney who represents The Nations. Horton’s battle with zoning purists already spilled plenty of headline ink in 2025 — and the stage is set for more drama in 2026. After twice failing to take out Horton, first with a failed recall petition and then with an ultimately toothless ethics complaint, the anti-reform crowd has reportedly taken interest in challenging Horton via board elections for The Nations Neighborhood Association.
The city will likely take more legislative steps toward zoning reform this year. One of those steps, an incentive program for developers, may move through the council with little fanfare. Others, like an approved city map for implementing higher-density housing, could inflame opponents’ fears as the Metro Planning Department circles specific neighborhoods for development.
Watch too for the pro-housing-reform reinforcements. A popular movement behind zoning reform could swiftly counter the small, vocal, cranky minority who hold a personal vendetta against Horton and other progress-minded councilmembers. Plenty pay lip service to housing costs and unit shortages, but for now, direct organizing for zoning reform is a side hustle for many activists otherwise focused on transit, economic inequality and homelessness.Â
From midterm elections and the Music City Loop to zoning reform and AI, here are eight stories to watch in the coming year
