2026 Candidate Questionnaire
County Executive
Esther Wells (R)
Website: VoteforEsther.com
Find all candidate questionnaires here.
Housing Leadership
In your view, why are many Montgomery County residents struggling to afford housing?
The unrelenting property Tax Burden: Residents are struggling to afford housing because our current County Council and County Executive Elrich are taxing them out of their own homes. Young adults are moving out of the County because starter homes are out of reach. Property value assessments have surged; recent cycles saw increases of 21% (Group 3), 17.7% (Group 1), and 12.2% (Group 2). On top of rising property assessment values, the County Executive and County Council imposed a 4.7% property tax rate hike in 2024. This year’s proposed FY2027 operating budget includes another 6.3 cent property tax rate hike and personal income tax hike, fees and charges. In addition, high interest rates and insurance premiums are also affordability factors that are beyond local policy maker control, but will moderate over time due to market forces. These costs aren't just for homeowners; they are passed directly to renters as landlords raise prices to cover the skyrocketing tax bills.
Rent Control: The 2023 rent control law has been a disaster for housing availability. Real estate developers have essentially "redlined" the county, refusing to fund projects where revenue is artificially capped while costs (like taxes) remain unlimited. We have seen an all-out collapse in multifamily permits, making us an outlier in the region. You cannot "stabilize" prices through policy when the underlying issue is scarcity.
What is one housing initiative you would plan to spearhead, if elected?
My plan focuses on restoring affordability by growing the economy, not the tax burden. I would reverse the 4.7% property tax rate hike from FY2024 and cap annual assessment increases at 50% of the current limit to be comparable to the region. I would repeal Rent Control to stimulate new construction by removing price caps that drive away investment. Lastly, I would streamline the permitting process to cut the red tape in the permitting process to get shovels in the ground faster.
Zoning, Supply, and Housing Prices
In your view, how does current zoning policy in Montgomery County affect the supply and price of housing?
Current zoning policy in Montgomery County acts as a structural barrier that artificially restricts the supply of homes, driving prices to levels that are unattainable for the average family. Onerous zoning rules and high regulatory costs hinder new home construction, making it nearly impossible for smaller developers to enter the market. While I am a firm advocate for reducing overall restrictive rules, I believe we must Protect Single-Family Zoning by opposing 'by-right' high-density rezoning. There are tens of thousands of units already developable under current laws that have been ignored. By prioritizing rigid, outdated regulations over market flexibility, the county has created a scarcity crisis that punishes taxpayers and discourages the very investment we need.
What changes would you support to Montgomery County’s zoning policies to support greater housing affordability?
I support greater affordability through a ‘smart growth’ strategy that focuses density along transit corridors and commercial centers, while slashing the red tape that makes building anything in this county far too slow and expensive. We do not need to "upzone" every quiet street to solve our housing shortage. oppose 'by-right' high-density rezoning of existing single-family neighborhoods. We must respect the choices of residents who invested in these communities while focusing our growth in areas already equipped with the necessary infrastructure.
I support zoning changes that encourage high-density, mixed-use development along major transit hubs and commercial corridors (e.g., Georgia Avenue and Connecticut Avenue). I support more middle housing such as duplexes, triplexes, and townhomes, specifically within Priority Housing Districts near Metro and Purple Line stations.
The current review and permitting process is a primary driver of high prices. Time is money, and the County is currently wasting both. I support creating a "Fast-Track" approval lane for projects that meet specific affordability and density criteria in growth zones. I support clear, objective design pattern books so developers know exactly what is required from day one, reducing the lengthy and uncertain review process. For smaller attainable housing like duplexes in designated growth areas, I support by-right development that adheres to pre-approved standards, bypassing months of bureaucratic hearings.
Affordable & Market-Rate Housing
Please explain what you see as the role that each of these types of housing play in the housing landscape in Montgomery County, and the needs they fill for Montgomery County residents:
a. Affordable (subsidized) housing
Subsidized housing should be a focused tool reserved for those whom the market cannot reach, such as seniors on fixed incomes, residents with disabilities, and our lowest-income workers. I believe we must prioritize accountability, transparency and oversight of the $8B county budget to ensure subsidies are reaching the people they are intended for, rather than being swallowed up by bureaucratic overhead or inefficient development projects. Subsidized units should serve as a foundation for residents to achieve personal and economic growth, eventually transitioning into the market-rate landscape as they build stability.
b. Market-rate (unsubsidized) housing
The vast majority of our residents, including young professionals and middle-class families, should be served by a robust, unsubsidized market. Market-rate development grows our assessable tax base, providing the revenue needed for essential services without requiring the recent 4.7% property tax hike or the proposed FY2027 6.3 cent property tax hike that the current administration has favored.
What is one policy change in each area that you would pursue, if elected?
a. Affordable (subsidized) housing
I believe the path to true affordability isn't just about spending more, but about spending smarter. One critical policy change I would pursue is the introduction of rigorous fiscal accountability and oversight requirements for organizations receiving county housing subsidies. I would implement a policy requiring financial counseling and workforce development upskilling as a condition for receiving certain social and housing services. This ensures that subsidized housing serves as a "springboard" to self-sufficiency rather than a permanent ceiling. As a CPA, I will mandate comprehensive oversight and transparency of taxpayer funds. This includes regular performance audits of the Housing Opportunities Commission (HOC) and non-profit partners to ensure they are meeting clear, data-driven benchmarks for housing delivery. I will work to streamline services between the state, county, and local governments to eliminate the redundant administrative layers that delay the construction of affordable units and inflate their final cost.
b. Market-rate (unsubsidized) housing
One policy change that I would pursue would be to remove barriers like rent control. That way, we encourage the private sector to build the 200,000 units needed over the next 25 years, preventing the current trend where market-rate units become so scarce they are indistinguishable from "luxury" pricing.
Transportation & Smart Growth
What would you do to prioritize transit frequency and access if elected?
As County Executive, I am committed to a transit system that is efficient, accountable, reliable, and focused on the needs of every resident. To prioritize frequency and access, I will:
i. Expand Weekend Service for Upcounty & Poolesville: Residents shouldn't be stranded on Saturdays and Sundays. I will prioritize funding to ensure consistent weekend schedules, allowing families and workers in the Upcounty and Poolesville areas to travel reliably seven days a week.
ii. Expand to All-Day, Two-Way, and Weekend MARC Service: The Brunswick Line is a vital artery for our county. I will advocate for and prioritize the transition to all-day, two-way MARC service, along with the introduction of weekend service. Commuters and families shouldn't be restricted by a "peak-only" schedule; they deserve a rail system that works for their lives, seven days a week.
iii. Establish a Metro-MTA MARC MOU: I will take the lead in creating a formal Memorandum of Understanding (MOU) with WMATA and the MTA to reinstate the Metro-MARC transfer specifically for the Emergency Ride Home program. Commuters need the peace of mind that they can get home in an emergency, regardless of which transit system they use.
iv. Bring RideOn Flex to Poolesville: I will launch high-frequency RideOn Flex on-demand service in Poolesville. This will provide a direct, flexible link for residents, connecting them quickly and efficiently to the nearest major transit centers.
v. Redesign Upcounty Transit Routes: The current "hub-and-spoke" model is outdated. I will initiate a route redesign focused on shortening travel times and reducing the number of transfers required to get to work or school, making the bus a competitive alternative to sitting in traffic.
vi. Ensure Fiscal Accountability: As a CPA, I will fund these improvements by auditing the current $7.6 billion budget to cut waste and redirect existing funds toward these essential services.
What would you do to ensure safe walking and biking access to transit, stores, schools and services for residents of existing and new housing?
As Montgomery County Executive, my approach to infrastructure is rooted in fiscal accountability and ensuring that every dollar serves the actual needs of our residents. To ensure safe walking and biking access to transit, schools, and services, I will implement the following plan:
i. Universal School Access: I am committing to a "Safety First" mandate for our students. Every MCPS school will be equipped with complete sidewalks and clearly marked crosswalks to ensure that walkers have a dedicated, secure path from their front door to the classroom.
ii. Data-Driven Bike Lane Evaluation: We must stop spending blindly. I will initiate a rigorous cost-benefit analysis of all current bike lanes to evaluate actual utilization rates. If specific lanes are underused and causing unnecessary congestion or maintenance drains, we will pivot those resources to projects that offer a higher return on safety and mobility for the "silent majority" of taxpayers.
iii. Optimizing Bikeshare: To increase the ROI on our existing programs, I will improve the marketing of bikeshare memberships by partnering directly with county employers and launching targeted social media education campaigns. We need to ensure residents actually know how to use these tools effectively before we consider further expansion.
iv. Enhanced Transit Integration: To truly support multi-modal travel, I will ensure that the RideOn bus fleet is fully equipped with functional, high-capacity bike racks that meet current demand. This ensures a seamless link between biking and public transit for commuters.
Community Input & Stakeholder Engagement
What organizations, stakeholders, datasets, or other sources of information would you turn to to understand the nuts and bolts of housing policy implementation, and how to craft effective policies that meet Montgomery County’s housing needs?
To craft effective housing policies for Montgomery County, I am committed to a collaborative approach that balances fiscal accountability with the diverse needs of our community. I will engage with a broad spectrum of stakeholders, including those representing our vibrant minority communities, to ensure housing implementation is practical, sustainable, and results-oriented.
i. Montgomery County Taxpayers League: I will ensure that housing initiatives are fiscally responsible and do not lead to unsustainable tax hikes.
ii. Montgomery Housing Alliance (MHA), MHP, and Habitat for Humanity: I will collaborate with these non-profit developers to find innovative ways to preserve and build affordable units.
iii. Montgomery Planning Research: I will utilize the Research & Strategic Projects data to track housing market trends and supply gaps.
iv. MCPS Capacity Reports: I will monitor school capacity data to ensure that housing growth is matched by the necessary investment in our schools and public safety.
v. Homeowners Associations (HOAs) and Civic Associations: I will engage directly with HOA boards and the Montgomery County Civic Federation to ensure new housing developments are compatible with existing neighborhoods and do not overwhelm local infrastructure
vi. Caribbean American Advisory Group (CAAG): I will work with the CAAG to understand the unique housing barriers facing our Caribbean American residents.
vii. Being Well While Black and The Black Collective: I will turn to these organizations to ensure housing policy supports community wellness and addresses historical inequities in housing stability
viii. Chambers of Commerce: I will consult with the Montgomery County Chamber of Commerce, the Greater Silver Spring Chamber, and the Gaithersburg-Germantown Chamber to understand how housing availability impacts workforce recruitment and our local economy.
ix. The Developer Community: Engaging with groups like the Maryland Building Industry Association (MBIA) and the Apartment and Office Building Association (AOBA) is critical to identifying the specific "red tape" and regulatory hurdles that drive up the cost of construction.
x. Affordable Housing Conference, Coalition for Smarter Growth, Housing Initiative Partnership, Housing Opportunities Commission, Housing unlimited, Inc, Interfaith Works, Latino Economic Development Center, Victory Housing, Rebuilding Together.