Recently, I was talking to one of my kids, now in university, about why housing feels so out of reach here in Washington. He asked the simple question so many young people are asking: Why is it so expensive to just have a place to live?
There’s no single answer, but there is a clear outlier, especially in big cities, that drives up costs far more than most people realize – bureaucracy.
How broken is the math? Policymakers are now seriously debating 50-year mortgages just to make homeownership work. A 50-year loan lowers the monthly payment, but it also means you never build real equity. You spend most of your adult life paying interest and end up owing almost as much as you started with. You cannot use it to move up because you never escape the debt. It is not a bridge to ownership. It is a treadmill.
And the reason we need it is not interest rates or construction costs. It is the cost of permission.
The Price of Permission
According to the National Association of Home Builders, about 24 percent of the price of a new home in America is regulation: permits, zoning, fees, and delays.
In Washington, the burden is closer to 30 percent.
At Seattle’s median home price of about $853,000, that is roughly $250,000 in paperwork and waiting before any construction begins.
King County then takes about one percent a year in property taxes, around $8,400 annually, for the privilege of keeping what you already paid for. Combined, bureaucracy and taxes explain almost a third of the cost of shelter in one of America’s most expensive cities.
If Seattle carried the same regulatory burden as Houston, the same house would cost roughly $600,000 instead of $853,000.
That difference, about a quarter of a million dollars, is not labor or lumber. It is paperwork.
It is the cost of waiting, of hearings, of permission. The gap is the price of process.
The Hidden Cost of Bureaucracy
The public conversation stops at the sticker price. It should not.
That 24 to 30 percent “regulatory cost” does not disappear once you close. It gets financed.
Take a median Seattle home at $853,000. Roughly $250,000 of that is bureaucracy: permits, fees, and delays that produced nothing of lasting value.
If you borrow at 6.5 percent, here is what that bureaucracy really costs:
| Loan Term | Regulatory Principal | Interest Paid | Total Cost |
|---|---|---|---|
| 30 years | $250,000 | $307,000 | $557,000 |
| 50 years | $250,000 | $564,000 | $814,000 |
A quarter-million dollars of regulation quietly becomes more than $800,000 over the life of a 50-year loan.
Every permit, every form, every delay gets turned into interest.
Bureaucracy does not just raise prices. It compounds them.
The System That Made Housing Expensive
Every rule had a reason. Fire safety. Drainage. Noise. Aesthetic harmony. Each one made sense on its own. Together they have made it almost impossible to build.
Seattle’s design review process can take years. The Growth Management Act limits where anything can go. In parts of Woodinville, just minutes from Seattle, zoning is RA-5: one home per five acres. The same land under typical urban zoning could hold forty homes. Under Seattle’s new fourplex rules, one hundred sixty units. The scarcity is not geographic. It is legal.
Fees pile up. Permits expire mid-project. Every safeguard adds cost and delay until affordability becomes a memory.
If you want to see the endgame of this logic, look at the California coast.
After the fires that swept through the Santa Monica Mountains and Malibu last year, more than four hundred homes were lost.
By early 2025, fewer than fifty rebuilding permits had been issued, and barely a dozen homes had been completed.
Each application moves through overlapping city, county, and coastal reviews that can take years even for an identical replacement on the same lot.
In Texas, the same house could be rebuilt in less than a year.
Here, the process outlived the purpose.
Rules written to preserve the landscape now keep people from returning to it.
The result is a coastline where the danger has passed, but the displacement never ends.
We built a system that rewards control instead of results. The outcome is exactly what the incentives predict: scarcity.
The Multi-Family Trap
Try to build multi-family housing and you will see how the system works in practice. In much of Seattle it is still illegal. Where it is technically allowed, the odds are against you.
You buy land. You design a project. You spend years and millions navigating variances, hearings, and neighborhood appeals. You pay lawyers, consultants, and taxes while you wait. And at the end, the city might still say no.
You are left holding land you cannot use and a balance sheet you cannot fix.
Seattle’s “One Home” four-unit reform was meant to solve this. It helps on paper. In practice, the same bureaucracy decides what counts as acceptable housing, and the same delays make it unaffordable to build. We did not fix the problem. We moved it.
This is where incentives collapse. If a small developer looks at that risk and realizes they might spend years fighting the city and still lose, they walk away. They put the money in the stock market instead. It is liquid, predictable, and far less likely to end with a worthless lot.
When housing policy makes real investment riskier than speculation, capital leaves. When capital leaves, supply dies.
The Death of the Small Home
It used to be possible to build small. Starter homes, bungalows, cottages. The foundation of the middle class. They are gone.
Codes now set minimum lot sizes, minimum square footage, and minimum parking. Each rule pushes builders toward large, expensive projects that can survive the regulatory drag. The system punishes simplicity.
Seattle’s accessory dwelling unit and backyard cottage rules are small steps in the right direction. They make small building legal again, but not easy. Permitting still takes months, and costs that once seemed modest are now out of reach.
Some assume builders would choose large homes anyway. The math says otherwise. A builder who can sell ten $400,000 homes makes more than one who sells three $900,000 homes on the same land and moves the capital faster. Builders follow returns, not square footage. They build large because the regulatory drag makes small uneconomical, not because they prefer it.
The result is predictable. Modest housing disappears. “Affordable” becomes a campaign word instead of a floorplan.
The Tax You Can Never Escape
Even if you beat the system and buy a home, the meter never stops.
Property taxes rise every year, often faster than wages. The rate barely changes, but assessed values jump. A $600,000 house becomes an $850,000 house on paper, and the tax bill rises with it.
Those assessments are often based on bad data.
Valuations can rise even when real prices fall. The appeal process is slow and opaque. Few succeed. My own home’s assessed value rose 28 percent last year while Zillow’s and Redfin’s estimates fell 10 percent over the prior year. As a result, the county now values it substantially above what the market says it’s worth. I appealed. No response.
For many families, especially retirees on fixed incomes, it means selling just to survive. People move not because they want to, but because the tax bill leaves them no choice.
In places like Seattle, it does not end there. When you finally sell, you face a city-level real-estate excise tax on top of the state’s version. The government takes a cut of the same inflated value it helped create.
The regulations that inflated the mortgage get buried in the loan. The interest compounds for decades. The taxes rise every year. Then, when you sell, you are taxed again on the gain you never truly saw. It is double and triple dipping presented as fairness.
The Rent Illusion
Renters often think they are immune to this.
They are not.
That same $250,000 in regulatory overhead that a buyer finances into a mortgage gets built into the developer’s cost structure before the first tenant ever moves in.
If a building costs 30 percent more to complete, the rent must be 30 percent higher just to service the debt.
Developers confirm it in their pro formas. Roughly 25 to 35 percent of monthly rent in new Seattle buildings reflects regulatory costs: fees, permitting delays, compliance financing, and required “affordable” offsets that increase the baseline cost for everyone else.
For a $2,800 two-bedroom apartment, that is $700 to $980 every month paid for process. Over a ten-year tenancy, a renter pays between $84,000 and $118,000 in hidden bureaucracy, enough for a down payment on the very home they cannot afford to buy.
The numbers change, but the pattern does not. The cost of red tape flows straight through to rent, compounding just like the mortgage.
It is the same overhead, passed through in a different form.
Because rents are based on the cost to build, not the cost to live, the renter never builds equity, never escapes the cycle, and still pays the interest, only indirectly, through someone else’s loan.
The result is two generations trapped in the same system: owners financing bureaucracy with debt, and renters financing it with rent.
Neither ever actually owns the house. Both just rent from the process.
The only real difference is who holds the paperwork. One signs a mortgage, the other a lease, but both are paying interest on the same bureaucracy.
It Does Not Have to Be This Way
Other places made different choices.
Houston has no conventional zoning. It enforces safety codes but lets supply meet demand. Builders build. Prices stay roughly twenty to thirty percent lower than in cities with the same population and heavier regulation, according to the Turner & Townsend International Construction Market Survey 2024.
Japan and New Zealand show that efficiency does not require deregulation. In Japan, national safety codes replace local vetoes and permits clear in weeks, not years, keeping the regulatory share near ten percent of cost. New Zealand’s 2020 zoning reforms shortened reviews and boosted new-home starts without sacrificing safety. Both prove that when policy favors results over process, affordability follows.
These places did not get lucky. They decided housing should exist.
The Collapse of Ownership
Owning a home was once the reward for hard work. It meant security, independence, a stake in the future. Now it feels like a rigged game.
The barriers are not natural. They were built.
Rules, fees, and taxes add a third to the cost of every house, yet do little to make any of it safer or better. They make it slower, harder, and more expensive.
Greed exists. But greed did not write the zoning map or the permitting code. What drives this system is something quieter and more permanent.
Every form, review, and hearing creates a job that depends on keeping the process alive. As John Kenneth Galbraith observed, bureaucracy defends its existence long past the time when the need for it has passed.
Regulation has become a jobs program, one that pays salaries in delay and collects rent from scarcity.
The overhead gets buried in the mortgage, compounded by interest, and slowly eats whatever equity a family might have built. By the time you sell, the city takes another cut. The cycle repeats. Ownership becomes a lease under another name.
The toll is not abstract. It shows up in the quiet math of people’s lives.
Families sell homes they planned to retire in because the taxes outpaced their pensions.
Young couples postpone children because saving for a down payment now takes a decade.
Teachers, nurses, and service workers move hours away from the cities they serve.
Neighborhoods lose their history one family at a time.
It is not a housing market anymore. It is a sorting machine.
My son is in university now. When he graduates, this is the world he will walk into, a market where hard work no longer guarantees a place to live.
Ten years behind him, his sister will face the same wall, built not from scarcity but from policy.
They are inheriting a system designed to sustain itself, not them.
We could change this. We could make it easier to build, to own, to stay. We could treat shelter as something worth enabling rather than something to control.
That would mean admitting the truth.
This crisis is not the result of greed, or interest rates, or some invisible market force.
It is the outcome of decades of good intentions hardened into bad incentives.
When a system that claims to protect people starts protecting itself, everyone pays for it, whether they own or rent.
It was not the market that failed. It was the process.
Sources and Further Reading
- NAHB: Government Regulation in Home Construction (2021)
- King County Assessor Property Tax Data
- Seattle “One Home” Zoning Reform
- Turner & Townsend International Construction Market Survey 2024
- OECD: Housing Policy in Japan
- Seattle Real Estate Excise Tax (REET)
- Apartment List: 2025 Rent Data for Seattle