The key to understanding all of this is that a huge set of Americans 'want' to pay more as an exclusionary benefit.
With section 8 (fed housing welfare) rules, any multifamily structure has a better than not chance of becoming slum housing in a time frame less than the average span of homeownership.
Which is both about property values and not wanting to live in/near section 8 residents.
"Planning" and zoning aren't the problem, they're the enforcement mechanism. (Since police and other public enforcement of quality of life issues has been all but neutered in the name of equity/civil-rights/whatever.)
Same reason for the seemingly inexplicable popularity of HOAs that everyone seems to hate.
High prices are one of many resultant 'enforcement' prongs.
Is this just about not allowing more compact housing like condos or high-rises?