To your second bullet, I don’t think it’s accurate to say all market rate housing is luxury housing. New housing that is built tends to be tagged as luxury house for a few reasons 1) it actually is luxury 2) it’s not, but needs to be branded/market as luxury because otherwise they wouldn’t be able to get the rents needed to make a project financially viable. Both of these stem from housing construction costs in Massachusetts being incredibly high, making them more difficult or non-viable with high rent.