Healy believes the project challenges assumptions about affordable housing.“ The units are beautiful,” she says.“ Affordable doesn’ t mean lesser quality.”
Phase two of the Eagle Mill project is a 44-unit building at the east end of the property, designed to meet the rigorous passive house standard— an ultra-efficient building approach that uses up to 90 percent less energy for heating and cooling than conventional construction. It has been approved and, as Rudzinski puts it, as soon as they can“ put our ducks in a row,” they will close with EOHLC and other funders. Construction should begin sometime in 2027.
Cohen’ s next project involves a property at the corner of West Center and Canal streets, directly across from Eagle Mill. His partner in this endeavor is Impact South County( formerly known as the Community Development Corporation of South Berkshire), which brings expertise in community-based development and different funding sources than Rees-Larkin, the private developer partnering on Eagle Mill’ s first two phases. Jim Harwood, Impact South
County’ s interim executive director, says,“ Jeff Cohen has been a great partner to us. He’ s given us flexible terms and made it possible to get through the initial process. Even if we don’ t get funded this round for state low-income housing tax credits, he’ s been a linchpin.” Together with the town of Lee, they’ ve submitted for funding and hope to hear by the time this magazine is printed.
A Model and a Legacy
Davis views Eagle Mill as a template.“ I’ d much rather see sites like this repurposed than open land developed,” she says.“ This can be a model for the region and the Commonwealth.”
For Cohen, the project is deeply personal and, crucially, financially viable over the long term. While affordable housing projects typically require significant upfront subsidies and complex financing, they generate stable rental income and appreciation over time. The buildings don’ t revert to marketrate housing; they remain affordable in perpetuity under the terms of the tax credit programs. But Cohen retains ownership
stakes and management fees, creating legacy assets for his family while serving the public good. It’ s patient capital with a social mission, neither pure charity nor pure profitseeking, but something in between.
“ This is legacy work,” he says.“ I did what I promised I was going to do. I never quit.”
That persistence, more than anything, defines what made this possible. Cohen has done similar large-scale historic restoration projects in Washington, D. C.; Portland, Maine; and St. Paul, Minnesota. He knew the challenges going in, but knowing them and living through 14 years of them are different things.
Now that the historically appropriate yet environmentally upgraded windows have been installed, soon residents will look out over the Housatonic from a building that once seemed destined for demolition. What was long a blight in Lee and at the gateway to the Berkshires will become something else: a living example of how persistence, preservation, and public purpose can converge, once someone decides that“ we can’ t do it” simply isn’ t an option. n
business assistance | flexible loans | resources Who is Berkshire Agricultural Ventures?
We’ re a community nonprofit helping farmers grow and thrive. Together, we’ re supporting a stronger, more resilient food system.
berkshireagventures. org
Fall 2026 BERKSHIRE MAGAZINE // 89