Downtown Boston Forum Examines Recovery Strategies

Boston, September 30, 2025

News Summary

Business and civic leaders convened in downtown Boston to discuss future developments and challenges facing the area post-COVID. The forum highlighted major projects, including the new 51-story South Station tower, which aims to revitalize the downtown landscape by addressing office vacancy rates and housing shortages. Key figures discussed the importance of zoning changes and mixed-use developments to ensure a balanced recovery that supports both commercial growth and residential needs.

Boston — Business and civic leaders gathered to assess downtown Boston’s recovery and future, focusing on major new construction, lingering office vacancy, housing shortages, and steps city leaders plan to take to revive commerce and community life.

Top line: forum, new tower, and policy focus

A policy forum on the future of downtown Boston in the post-COVID era was convened by MASSterList and the State House News Service, attracting over 150 business and community leaders. The event was sponsored by the Boston Policy Institute and featured Michael Nichols, President of the Downtown Boston Alliance, who gave opening remarks. A panel discussion included prominent figures: Bob Rivers (Executive Chair of Eastern Bank), Evan Horowitz (Executive Director of the Center for State Policy Analysis at Tufts University), Tito Jackson (former Boston City Councilor and downtown business owner), and Meg Mainzer-Cohen (President of the Back Bay Association). Jon Chesto moderated the panel discussion.

The forum discussion and recent building projects centered attention on the newly unveiled 51-story South Station tower, a project that city leaders say is a major milestone for downtown recovery.

Major development: South Station tower and transit upgrades

The 51-story South Station tower was unveiled as a complex project costing $1.5 billion. The tower is being hailed as a complex, innovative project that utilizes air rights to revitalize the downtown area. The project upgrades the South Station Bus Terminal, expanding its capacity by 50% and facilitating better commuting connections between bus, rail, and subway. The tower features an outdoor park on the 11th floor and 166 Ritz Carlton-branded condominiums with prices ranging from $1.3 million to $15 million. The project’s design aims to create a significant architectural gateway to the city.

So far, three office tenants have announced presence in the new tower: Citadel, Jones Day, and FM, with hundreds of thousands of square feet of office space still available for lease.

What forum leaders said about housing, vacancy, and downtown vitality

Bob Rivers emphasized the need for Boston to take housing more seriously during the discussion. Michael Nichols noted that Boston’s Downtown Crossing has avoided a “doom loop” of decline and vacancy. The Downtown Boston Business Improvement District led by Michael Nichols supports reactivating the long-ignored Bromfield block to revitalize businesses and community life.

City leaders and private developers face a mix of pressure points: an oversupply of office space in some locations, a competing demand for new housing, and neighborhood concerns about tall buildings and historic preservation. Midwood Investment & Development has proposed a 23-story office tower at Bromfield and Washington streets, a project that faces scrutiny given current vacancy concerns. There is significant demand for new office spaces, yet approval for additional office developments is still contentious given the goal of increasing residential options.

Zoning, retail shifts, and local real estate dynamics

A recent zoning plan approved by the Boston Planning and Development Agency Board allows for new buildings up to 70 stories tall in parts of downtown Boston, prompting concerns from neighborhood advocates about potential threats to historical areas. At the same time, Macy’s is in the process of closing one-third of its department stores by the end of the following year, which raises concerns about the future of the Boston location at One Summer Street. The Downtown Crossing Macy’s, which occupies part of a building converted to data center use, could survive thanks to favorable lease agreements and low rental costs. Local real estate experts believe that as long as Macy’s maintains low rent and sales ratios that make sense, the downtown store is unlikely to close.

Mayor’s agenda and next steps

Mayor Michelle Wu described the South Station tower as crucial for a post-pandemic downtown revival and is pursuing multiple strategies to reinvigorate the area. Mayor Wu is working to revitalize downtown Boston, addressing real estate issues including too much office space and not enough housing. Mayor Wu’s administration plans future announcements pertaining to downtown revitalization efforts, including enhancing nightlife and community resources, and launching a commercial acquisition program. Wu emphasized the importance of creating an inclusive neighborhood in downtown with a diverse mix of homes, businesses, and public spaces for residents and visitors.

What remains unresolved

• Hundreds of thousands of square feet of office space remain available for lease in the new South Station tower and elsewhere.
• The Bromfield block and proposed 23-story office tower face debate over reactivating the block versus adding more office inventory.
• Approval and construction timelines for additional residential towers and mixed-use projects remain uncertain despite demand for housing.

Context and background

Downtown Boston has been adjusting to post-COVID patterns of work, retail, and commuting. Large mixed-use projects that combine housing, office space, and transit improvements are increasingly positioned as tests of whether the city can balance commercial recovery with new housing and neighborhood preservation. The interplay of zoning changes, private investment, and municipal programs will shape whether downtown regains sustained foot traffic, nightlife, and economic diversity.

Quick facts and useful information

Deeper Dive: News & Info About This Topic

HERE Resources

Massachusetts Business Leaders Prepare for Economic Uncertainty
Mayor Wu Proposes 700-Foot Skyscrapers for Downtown Boston
Boston’s Office Market Shows Signs of Stabilization
Boston Faces Significant Budget Shortfall Amid Rising Office Vacancies
Boston City Councilor Calls for Chief’s Resignation Amid Domestic Violence Incident
Boston Mayor Michelle Wu Secures Major Union Endorsements

Additional Resources

• Boston 25 News: South Station Tower
• Boston Globe: Macy’s Closures
• Boston.com: Bromfield Street Project
• WCVB: Future Transit for Boston Area
• Boston Herald: Michelle Wu’s Downtown Plans
• Wikipedia: Boston
• Google Search: Downtown Boston Development
• Google Scholar: Boston Urban Development
• Encyclopedia Britannica: Boston
• Google News: Downtown Boston Future

Author: STAFF HERE BOSTON WRITER

BOSTON STAFF WRITER The BOSTON STAFF WRITER represents the experienced team at HEREBoston.com, your go-to source for actionable local news and information in Boston, Suffolk County, and beyond. Specializing in "news you can use," we cover essential topics like product reviews for personal and business needs, local business directories, politics, real estate trends, neighborhood insights, and state news affecting the area—with deep expertise drawn from years of dedicated reporting and strong community input, including local press releases and business updates. We deliver top reporting on high-value events such as Boston Marathon, Head of the Charles Regatta, and Boston Harborfest. Our coverage extends to key organizations like the Greater Boston Chamber of Commerce and Associated Industries of Massachusetts, plus leading businesses in finance, biotech, and insurance that power the local economy such as Fidelity Investments, Biogen, and Liberty Mutual Insurance. As part of the broader HERE network, we provide comprehensive, credible insights into Massachusetts's dynamic landscape.