{"id":7204,"date":"2026-02-02T08:50:12","date_gmt":"2026-02-02T13:50:12","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=7204"},"modified":"2026-02-02T08:50:13","modified_gmt":"2026-02-02T13:50:13","slug":"u-s-housing-affordability-politics-what-is-still-possible","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/u-s-housing-affordability-politics-what-is-still-possible\/","title":{"rendered":"U.S. Housing Affordability Politics: What Is Still Possible?"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-full is-style-rounded is-style-rounded--1\"><img loading=\"lazy\" decoding=\"async\" width=\"1422\" height=\"648\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2026\/02\/us-housing-affordability-politics.webp\" alt=\"\" class=\"wp-image-7205\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2026\/02\/us-housing-affordability-politics.webp 1422w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2026\/02\/us-housing-affordability-politics-300x137.webp 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2026\/02\/us-housing-affordability-politics-1024x467.webp 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2026\/02\/us-housing-affordability-politics-768x350.webp 768w\" sizes=\"auto, (max-width: 1422px) 100vw, 1422px\" \/><\/figure>\n\n\n\n<p>Is it possible to offer real relief to people struggling with our <a href=\"https:\/\/www.deeds.com\/articles\/making-deeds-affordable-state-lawmakers-bring-a-breath-of-fresh-air\/\" target=\"_blank\" rel=\"noreferrer noopener\">housing affordability challenge<\/a>? If so, then how? What do <em>you<\/em> think?<\/p>\n\n\n\n<p>Many of us have very good ideas. Can our law and policy makers hear us?<\/p>\n\n\n\n<p>The need for affordable U.S. housing has been left hanging way too long. So let\u2019s look at what people are suggesting\u2026and what our members of Congress might actually do about the situation this year.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">The Majority of U.S. Households Want Their Deeds in Their Own Names<\/h2>\n\n\n\n<p>Statistically speaking, most people want to own. But most of those who don\u2019t own, can\u2019t. That\u2019s the word from the National Association of REALTORS\u00ae (NAR).<\/p>\n\n\n\n<p>NAR ran a new poll to understand the public\u2019s take on housing affordability. Here\u2019s what people said:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>More than three-fourths of those surveyed think now is <em>not<\/em> the time to buy a home. Prices are too high, and affordable offerings are too hard to find.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>More than three-fourths of those surveyed feel that they will <em>never<\/em> be able to get their own deeds.<\/li>\n<\/ul>\n\n\n\n<p>NAR threw some ideas out there, and asked what policies could best support first-time home buyers. Eighty-four percent of respondents like the idea of allowing for tax-free savings for down payments. Most want breaks for taxpayers facing a <a href=\"https:\/\/www.deeds.com\/articles\/reporting-a-home-sale-what-to-know-about-capital-gains-tax-even-if-youre-exempt\/\">capital gains tax<\/a>, and most would support doubling the capital gains exemption to drive sales. But let\u2019s face it. The capital gains exemption is hefty enough right now to cover plenty of gains on <em>affordable <\/em>homes. So let\u2019s get energetic about this.<\/p>\n\n\n\n<p>It bears noting that we\u2019re not the only country dealing with affordable housing challenges. Belgian developers have <a href=\"https:\/\/www.comerica.com\/insights\/commercial-banking\/specialized-industries\/affortable-housing-projects.html#:~:text=renovated%20a%20former%20soap%20factory\" target=\"_blank\" rel=\"noreferrer noopener\">turned a soap factory into accessibly priced housing<\/a>. Similarly, developers in Chicago repurposed a hotel\u2026 and we\u2019ve talked earlier here about the importance of <a href=\"https:\/\/www.deeds.com\/articles\/affordability-rx-u-s-government-is-now-funding-office-to-home-conversions\/\">office-to-home conversions<\/a>. This is known as <em>adaptive reuse. <\/em>The old adage about necessity and invention is as true as it ever was.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hitting a Bump in the ROAD to Housing Act<\/h2>\n\n\n\n<p>The Renewing Opportunity in the American Dream (ROAD) to Housing Act is being led by Massachusetts Democrat Elizabeth Warren, together with Tim Scott, a Republican and the chair of the Senate\u2019s Banking Committee. The ROAD Act encompasses new grants to stimulate policy. It also makes funds much more accessible for people whose homes have been damaged in federally declared disaster events. Counties would have funding to carry out housing and infrastructure repair, provide essential services to residents, and restore local economies.<\/p>\n\n\n\n<p>Counties would also get more tools to house those who need homes. And they\u2019d have access to grants to support \u201cupzoning\u201d\u2014more units of housing on individual parcels of property. Attractive incentives would be made available for counties that bolster their housing supply and need infrastructure funds&nbsp; to support the effort.<\/p>\n\n\n\n<p>There\u2019s also aid in the bill for the USDA\u2019s Rural Housing Service offerings. Rural residents with modest incomes would have access to more reliable support.<\/p>\n\n\n\n<p>Last July, the Senate\u2019s Committee on Banking, Housing and Urban Affairs unanimously greenlighted the bill. But\u2026<\/p>\n\n\n\n<p>In late 2025, the final draft of the Fiscal Year 2026 National Defense Authorization Act (NDAA) dropped parts of the bipartisan ROAD to Housing Act. This happened after some Representatives, among them Financial Services Committee chair French Hill, decided that House Republicans weren\u2019t sufficiently on board. And\u2026<\/p>\n\n\n\n<p>There went the chance for U.S. residents to get the best bipartisan housing reform law in years.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Now, the House Is Promoting the Housing for the 21st Century Act<\/h2>\n\n\n\n<p>In December 2025, after ROAD failed to make its way into law, news emerged from the House Financial Services Committee. Republicans were ready to back the Housing for the 21st Century Act. As the name implies, its goal is to bring affordability initiatives up to date.<\/p>\n\n\n\n<p>This new bill also drew bipartisan support. Sponsored by Arkansas\u2019s French Hill, it received the backing of California Democrat Maxine Waters and more.<\/p>\n\n\n\n<p>Like its predecessor, it would fund more housing, update federal programs, and cut red tape. It rewards private investment in housing for people of modest incomes.<\/p>\n\n\n\n<p>It would also improve the options in the market for manufactured homes. It one-upped the ROAD act with its grant opportunities for local housing planners.<\/p>\n\n\n\n<p>But the Housing for the 21st Century Act does not offer everything that the ROAD to Housing Act did. For example, it does not add to the incentives tied to transit-oriented development, and it does not include the same disaster recovery elements.<\/p>\n\n\n\n<p>If this House and Senate bills could be blended, Congress would be able to keep funding and improving Home Investment Partnerships (the HOME initiative). Meanwhile, <a href=\"https:\/\/flood.house.gov\/media\/press-releases\/housing-insurance-chair-flood-and-ranking-member-cleaver-introduce-bipartisan\" target=\"_blank\" rel=\"noreferrer noopener\">the HOME Reform Act<\/a>, sponsored by Nebraska Republican Senator Mike Flood and Missouri Democrat Emanuel Cleaver, could stimulate the production of safe, sanitary, and affordable housing for renters.<\/p>\n\n\n\n<p>HOME funds have already been helping local governments (directly or through their states). &nbsp;<\/p>\n\n\n\n<p class=\"has-accent-5-background-color has-background has-small-font-size\" style=\"padding-top:var(--wp--preset--spacing--30);padding-right:var(--wp--preset--spacing--30);padding-bottom:var(--wp--preset--spacing--30);padding-left:var(--wp--preset--spacing--30)\"><em><strong>For decades, state housing finance agencies have nourished affordable housing, boosted households with modest incomes, and worked hard to uplift the nation\u2019s housing options. Read more about current pressure on <\/strong><\/em><a href=\"https:\/\/www.deeds.com\/articles\/momentum-builds-a-new-wave-of-pressure-on-states-to-build-affordable-homes\/\"><strong><em>states to deal with housing costs<\/em><\/strong><\/a><em><strong>.<\/strong><\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Can We Get This Show on the ROAD Again?<\/h2>\n\n\n\n<p>Advocates keep pushing for the ROAD Act to be reconsidered this year. Given that they now both have housing bills, the House and Senate will need to resolve the differences before a finalized federal law can be ready to enact.<\/p>\n\n\n\n<p>So, the good news is the bipartisan commitment to make serious reforms. Unfortunately, though, the continuing resolution deadline of January 30, 2026 has now passed without a housing bill. A new continuing resolution, or a new funding package, is now needed urgently, even to continue funding that local governments already offer.<\/p>\n\n\n\n<p>Is there any other way to get these bills into law? Some are suggesting the Fiscal Year 2026 Transportation, Housing and Urban Development (THUD) appropriations bill.<\/p>\n\n\n\n<p>One way or another, it\u2019s time for the thing to get done. After all the setbacks for housing bills over many recent months, the Senate seems to have maintained some interest. And that will be the key to something, some day, working out.<\/p>\n\n\n\n<div class=\"wp-block-group has-accent-5-background-color has-background has-small-font-size is-layout-flow wp-block-group-is-layout-flow\" style=\"padding-top:var(--wp--preset--spacing--30);padding-right:var(--wp--preset--spacing--30);padding-bottom:var(--wp--preset--spacing--30);padding-left:var(--wp--preset--spacing--30)\">\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p>Lisa Bowman for the National Council of State Housing Agencies: <a href=\"https:\/\/www.ncsha.org\/ncsha-news\/ncsha-endorses-housing-for-the-21st-century-act\/\" target=\"_blank\" rel=\"noreferrer noopener\">NCSHA Endorses Housing for the 21st Century Act<\/a> (Dec. 16, 2025).<\/p>\n\n\n\n<p>Ross Hettervig for NAR REALTOR\u00ae News, from the National Association of REALTORS\u00ae: <a href=\"https:\/\/www.nar.realtor\/magazine\/real-estate-news\/advocacy-scoop-consumers-say-yes-to-policies-that-ease-home-buying\" target=\"_blank\" rel=\"noreferrer noopener\">NAR Advocacy Scoop \u2013 Consumers Say Yes to Policies That Ease Home Buying<\/a> (Jan. 30, 2026; discussing research examined in a live taping of the Advocacy Scoop podcast with hosts Shannon McGahn and Patrick Newton).<\/p>\n\n\n\n<p>Eryn Hurley, Jared Grigas, and Kevin Moore for the National Association of Counties (NACo): <a href=\"https:\/\/www.naco.org\/news\/senate-expected-resume-road-housing-talks-following-ndaa-impasse\" target=\"_blank\" rel=\"noreferrer noopener\">Senate Expected to Resume ROAD to Housing Talks, Following NDAA Impasse<\/a> (Jan. 22, 2026).<\/p>\n\n\n\n<p>Jennifer LeSar for LeSar Development Consultants (San Diego, California): <a href=\"https:\/\/lesardevelopment.com\/two-bills-one-deadline-how-congress-is-navigating-housing-reform-heading-into-2026\/\" target=\"_blank\" rel=\"noreferrer noopener\">Two Bills, One Deadline: How Congress Is Navigating Housing Reform Heading into 2026<\/a> (Jan. 15, 2026).<\/p>\n\n\n\n<p><a href=\"https:\/\/www.dropbox.com\/scl\/fi\/5q2f45eycqw6n1ex8rome\/The-HOME-Reform-Act-of-2025.pdf?rlkey=1o3o2kncwgwx9n5uwu919y1jx&amp;e=1&amp;st=af1mwwfv&amp;dl=0\" target=\"_blank\" rel=\"noreferrer noopener\">The HOME Reform Act of 2025<\/a> (Oct. 28, 2025; PDF).<\/p>\n\n\n\n<p>And as linked.<\/p>\n\n\n\n<p>More on: <a href=\"https:\/\/www.deeds.com\/articles\/remote-work-is-freeing-up-office-space-can-old-office-buildings-become-housing\/\">Repurposing empty offices<\/a><\/p>\n\n\n\n<p>Photo for Alpha Stock Images by <a href=\"file:\/\/\/D:\/Nick%20Youngson\" target=\"_blank\" rel=\"noreferrer noopener\">Nick Youngson<\/a> via <a href=\"https:\/\/www.thebluediamondgallery.com\/tablet\/c\/congress.html\" target=\"_blank\" rel=\"noreferrer noopener\">The Blue Diamond Gallery<\/a>, licensed under <a href=\"http:\/\/creativecommons.org\/licenses\/by-sa\/3.0\/\" target=\"_blank\" rel=\"noreferrer noopener\">CC BY-SA 3.0<\/a> Unported.<\/p>\n<\/div>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Is it possible to offer real relief to people struggling with our housing affordability challenge? If so, then how? What do you think? Many of us have very good ideas. Can our law and policy makers hear us? The need for affordable U.S. housing has been left hanging way too long. So let\u2019s look at [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":7205,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[131],"tags":[3275,3274,467,417,3276,3277,2839,607,3278,2152],"class_list":["post-7204","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-affordable-housing-policy","tag-congress-housing-bills","tag-first-time-homebuyers","tag-housing-affordability","tag-housing-for-the-21st-century-act","tag-housing-legislation","tag-housing-reform","tag-housing-supply","tag-road-to-housing-act","tag-u-s-housing-crisis"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>U.S. Housing Affordability Politics: What Is Still Possible? - Deeds.com<\/title>\n<meta name=\"description\" content=\"Can Congress still fix the U.S. housing affordability crisis? 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