Project Goal

Walnut Knoll was developed to address a critical shortage of affordable senior housing in Foxborough, Mass., and the surrounding region while creating a community where older adults can age in place with dignity, independence and access to supportive services. The need was substantial: when planning began, the Foxborough Housing Authority maintained a waiting list of more than 1,700 elderly and disabled households seeking affordable housing. The Massachusetts Division of Capital Asset Management and Maintenance transferred the property, a 15.6-acre parcel of surplus state-owned land, to the Foxborough Housing Authority in 2017 with the requirement that it be used for affordable senior housing. What could have been a 50-unit development became a 200-home affordable senior community after the development team and its public-sector partners overcame infrastructure constraints and secured transportation and utility investments. Phase One began lease-up in September 2025, and Building 1, consisting of 61 apartment homes, achieved full occupancy within two months; Building 2 welcomed its first residents in December 2025 and experienced similarly strong demand.

Financing

Walnut Knoll was developed by the Walnut Street Joint Venture, comprised of Affordable Housing and Services Collaborative Inc., the Peabody Companies and Onyx Group Development, a minority- and women-owned development firm. The development used Low-Income Housing Tax Credits (LIHTC), public subsidies, infrastructure grants, and state and local support; Phase One was structured as two simultaneous LIHTC transactions, allowing 141 units to move forward concurrently. One of the greatest financial challenges involved infrastructure: the site lacked adequate sewer capacity and transportation improvements necessary to support development at this scale. Working with the Town of Foxborough and state partners, the Walnut Knoll secured MassWorks and American Rescue Plan Act funding, along with additional state appropriations, to fund a new traffic signal at Route 140 and sewer extensions that made the full 200-unit development possible. The development was carefully phased to align financing, construction schedules and infrastructure investments.

Additional Development Challenges

Building consensus and securing approvals for a development of this scale required years of planning, collaboration and community engagement. The Foxborough Housing Authority worked with the Town of Foxborough, the Metropolitan Area Planning Council, residents, abutters and community stakeholders to create the Foxborough Housing Production Plan, establishing affordable senior housing as a community priority. A key part of the community’s success was addressing neighborhood concerns before permitting began, including building height, density, preservation of the site’s natural character and neighborhood impacts. In response, the development team committed to limiting building heights to three stories rather than four, evaluated the total number of units, established a local preference component during initial lease-up, preserved mature trees where feasible, and incorporated a landscaped tree buffer along abutting properties. Walnut Knoll ultimately secured approval through a Massachusetts Chapter 40B Comprehensive Permit process. The site also presented logistical challenges due to its location near a major highway interchange and lack of supporting infrastructure, which were addressed through partnerships with local and state agencies that improved transportation safety, utility access and community infrastructure.

Design Features

The community consists of three residential buildings constructed to Passive House standards, which are among the most rigorous energy-efficiency benchmarks in residential construction, reducing energy consumption while improving resident comfort and indoor air quality. Walnut Knoll is also certified under Enterprise Green Communities and incorporates on-site solar photovoltaic systems. Designed to support aging in place, the community incorporates universal design principles throughout: grade-level entrances and sidewalks eliminate mobility barriers, and apartment homes feature accessible layouts, wider doorways, walk-in showers, integrated grab bars and generous turning radii. Residents have modern finishes including quartz countertops, Shaker-style cabinetry, luxury vinyl plank flooring, oversized closets, fully equipped kitchens, high-speed internet capability and all-inclusive utilities. Amenities include a fitness center, pickleball courts, community gardens, outdoor gathering spaces, fire pit seating and a community center.

Management’s Role in Success

Professional management is provided by Peabody Properties. The management team’s expertise in affordable housing operations, marketing, compliance, resident engagement and lease-up helped ensure a smooth transition from construction to occupancy. Through strategic marketing, outreach and an efficient leasing process, Building 1 achieved 100% occupancy within two months of opening.

Ongoing Management Challenges

One of the primary challenges in managing a senior affordable housing community is supporting residents’ aging-in-place while helping them maintain independence and quality of life. Walnut Knoll addresses this through thoughtful design, professional management and coordinated resident services. The property’s universal design features reduce physical barriers, while on-site management and resident services staff provide support tailored to residents’ changing needs. Resident services works proactively to foster engagement, monitor resident needs, connect residents with community resources and create opportunities for social interaction.

Resident Programs and Services

Walnut Knoll’s resident experience is anchored by a coordinated supportive services model provided through Peabody Resident Services Inc. Residents have access to wellness programming, educational opportunities, benefits assistance, social engagement activities, health and wellness initiatives, and referrals to supportive resources. The community center serves as a hub for resident programming and activities that encourage healthy aging and social connection.

Community Integration

The community directly addresses a documented local housing need while advancing goals identified in the Foxborough Housing Production Plan. By providing 200 affordable homes for older adults, Walnut Knoll allows residents to remain in the locale while creating housing opportunities elsewhere in the local market. The development also delivered infrastructure improvements benefiting the broader community, including transportation safety enhancements and utility extensions.

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