The proposed 22-unit condo project on Stone Farm Lane in Greenfield has generated considerable interest — along with some misunderstanding and welcome excitement about its housing potential. As a longtime lessee of the Valley Community Land Trust (VCLT) in Colrain and a board member of the landowner, I’d like to clarify a few misconceptions and provide background on VCLT and the project. I am not, however, writing on behalf of the VCLT board.
Founded in the mid-1970s, VCLT is one of the nation’s oldest community land trusts, created to preserve farmland from development and make land accessible to those unable or hesitant to pursue conventional ownership. Unlike conservation trusts, CLTs retain ownership of the land and lease it long-term, while lessees own the buildings. Affordability is ensured through limited-equity resale formulas, keeping homes permanently affordable.
While the broader CLT movement expanded rapidly in the 1990s, focusing on urban low-income housing, VCLT’s emphasis has remained on rural land stewardship and homesteading. Before Massachusetts established its Agricultural Preservation Restriction (APR) program, VCLT was already pursuing similar goals. As the APR program grew the incentive for donors to fund VCLT for land protection diminished. And as local real estate remained relatively affordable, it was more practical for buyers to purchase existing homes than to build new ones on VCLT land, and VCLT’s growth slowed or stopped for several decades.
The COVID-19 era shifted this dynamic. Demographic changes, remote work, rising construction costs, and a widening affordability gap reignited interest in VCLT’s model. A new generation of home seekers began approaching the Trust, looking for stable and community-oriented alternatives in an increasingly difficult real estate market.
Such was the genesis of the Stone Farm Lane project. The fledgling Valley Housing Coop approached VCLT with a proposal for a promising 32-acre parcel in Greenfield. The purchase price — just under $1 million — included two existing duplexes, which were then sold to the Coop. The acquisition was a collaborative effort among many parties — what I like to call a “Stone Soup” endeavor— like the folk tale, where one party’s vision and the subsequent contributions of many made something valuable possible.
The portion of the property now drawing attention is the 7.7-acre section leased by Noah Grunberg of Noble Home, where the proposed 22-unit condominium project would be built. Some have raised concerns that this development could block access to valuable nearby conservation land. In fact, the opposite is true: the project will create explicit public access to conservation land leading to Poet’s Seat, as well as to the Connecticut River via First Light’s publicly accessible shoreline. The previously approved subdivision from around 2006 — planned for 14 duplex lots — made no such provisions for public or conservation access.
Another misconception involves the expected condo prices. The plan includes three-bedroom units, eight studios, and 11 one-bedroom units. The three-bedroom units are projected to sell for around $320,000 — affordable to families earning about 120% of area median income, within the “moderate income” category. The smaller units are projected at $240,000–$260,000, affordable to households earning around 90% of area median income. A potential state subsidy could reduce prices by tens of thousands per unit, expanding access even further. But even at the projected unsubsidized prices, these homes would fill a critical gap in both supply and affordability for working families.
Resale restrictions through VCLT’s limited-equity formula will ensure permanent affordability, and increase relative affordability over time. Unlike most CLTs, which have strict income guidelines for buyers, VCLT has no income requirements, which may make these units available to a wider range of buyers, though if the state subsidy comes through it may require following income guidelines, which VCLT would see as a worthy departure from its norm.
The Noble Home plan integrates a range of eco-conscious and community-oriented features: shared laundry and storage facilities, earth-bermed designs to minimize height and heat load, and low-impact lighting to preserve a sanctuary-like ambiance.
Because of these features — and their efficient, modest scale — these condos can’t be directly compared to typical market-rate options for moderate-income residents in Greenfield. The smaller units align with the growing need for housing suitable for smaller households. Many of these homes will likely attract older residents looking to downsize — freeing up their larger houses for younger families, a beneficial ripple effect in the local housing ecosystem.
Greenfield and Franklin County face a severe shortage of affordable housing, and this project offers a rare, concrete step toward addressing it. It brings together affordability, sustainability, and community ownership under a time-proven model. By combining cooperative spirit, environmental responsibility, and lasting affordability, the Stone Farm Lane project stands as a hopeful example of how thoughtful development can serve both people and place.
For more information, or to explore the project’s details, visit Noble Home’s web page on the Greenfield Housing Project: https://noblehome.design/
Al Ladd is a woodworker, and VCLT leaseholder in Colrain, along with partner Marilyn Beal, since 1987.