{"id":63587,"date":"2026-07-18T03:00:13","date_gmt":"2026-07-18T01:00:13","guid":{"rendered":"https:\/\/housesmarketplace.com\/what-the-road-to-housing-act-can-and-cant-do-for-affordability\/"},"modified":"2026-07-18T03:00:13","modified_gmt":"2026-07-18T01:00:13","slug":"what-the-road-to-housing-act-can-and-cant-do-for-affordability","status":"publish","type":"post","link":"https:\/\/housesmarketplace.com\/ru\/what-the-road-to-housing-act-can-and-cant-do-for-affordability\/","title":{"rendered":"What the ROAD to Housing Act can \u2014 and can\u2019t \u2014 do for affordability"},"content":{"rendered":"
\n

The 21st Century ROAD to Housing Act is now law, marking what many in the housing industry consider the most significant federal housing legislation in more than three decades.<\/p>\n

The bipartisan measure<\/a> aims to increase housing supply by reducing regulatory barriers, streamlining permitting, modernizing federal housing programs and expanding opportunities for homeownership.<\/p>\n

Supporters say it lays the foundation for addressing the nation\u2019s long-running \u043d\u0435\u0445\u0432\u0430\u0442\u043a\u0430 \u0436\u0438\u043b\u044c\u044f<\/a>. But even many of the bill\u2019s strongest advocates acknowledge that increasing supply alone will not solve today\u2019s \u0434\u043e\u0441\u0442\u0443\u043f\u043d\u043e\u0441\u0442\u044c<\/a> \u043a\u0440\u0438\u0437\u0438\u0441. <\/p>\n

\u0421\u0442\u0430\u0432\u043a\u0438 \u043f\u043e \u0438\u043f\u043e\u0442\u0435\u0447\u043d\u044b\u043c \u043a\u0440\u0435\u0434\u0438\u0442\u0430\u043c<\/a> remain elevated, home prices continue to set records and the incomes of many American households have failed to keep pace with the rising cost of homeownership.<\/p>\n

\u041c\u0430\u0439\u043a \u041c\u0438\u0434\u043b\u0435\u0440<\/a>\u043f\u0440\u0435\u0437\u0438\u0434\u0435\u043d\u0442 \u0438 \u0433\u0435\u043d\u0435\u0440\u0430\u043b\u044c\u043d\u044b\u0439 \u0434\u0438\u0440\u0435\u043a\u0442\u043e\u0440 \u0412\u0435\u043a 21<\/strong>, called the legislation a landmark achievement but said its benefits will take time to materialize.<\/p>\n

\u201cI don\u2019t say this lightly: This is the most consequential housing law in over three decades,\u201d Miedler told \u0416\u0438\u043b\u044c\u0435\u041f\u0440\u043e\u0432\u043e\u043b\u043e\u043a\u0430<\/strong>. \u201cOur agents see the inventory crisis play out in real time, in every market, every single day. We see what the shortage actually does for the first-time buyer who gets outbid three times and gives up, the young family that keeps renting because nothing in their range ever hits the market. That\u2019s who this is for.\u201d<\/p>\n

Miedler also cautioned that the bill provides little relief on today\u2019s affordability front while setting up future opportunities on the supply side.<\/p>\n

\u201cLower rates would allow those with current 3% to 4% rates to consider selling, creating more inventory on the market,\u201d he said. \u201cMore buyers would also emerge. In the short term, the increased supply may be absorbed quickly and affordability remains a challenge.\u201d<\/p>\n

Many economists agree that housing supply is a critical part of the solution. But they also point to borrowing costs, construction expenses, \u0441\u0442\u0440\u0430\u0445\u043e\u0432\u044b\u0435 \u0432\u0437\u043d\u043e\u0441\u044b<\/a> and property taxes and as significant contributors to today\u2019s affordability challenges.<\/p>\n

Pamela D\u2019Arc, a \u041a\u043e\u043c\u043f\u0430\u0441<\/strong> agent based in \u041d\u044c\u044e-\u0419\u043e\u0440\u043a<\/a>, said the inventory shortage continues to make itself felt in her market.<\/p>\n

\u201cThere are more buyers than there are apartments and inventory, and it\u2019s pushing the prices way up now,\u201d D\u2019Arc said. \u201cA turnkey apartment, unless it\u2019s priced ridiculously high, is literally coming in with multiple bids on just about everything I\u2019m seeing. We just had six offers on a rental and it wasn\u2019t priced low.\u201d<\/p>\n

She said some of the inventory shortage stems from homeowners who are reluctant to sell due to their mortgage rates.<\/p>\n

\u201cSome of it is due to mortgage rates that people have and don\u2019t want to give up,\u201d D\u2019Arc said. \u201cI have clients who said we want to move to a different neighborhood for our commuting time, but our very low mortgage doesn\u2019t run out until November, so we need to time it because we\u2019re not giving that up early.\u201d<\/p>\n

Joy Silver, chief strategy officer at the Community Housing Opportunities Corp.<\/strong> \u2014 \u0430 \u041a\u0430\u043b\u0438\u0444\u043e\u0440\u043d\u0438\u044f<\/a>-based nonprofit \u2014 said the bill does little to address the fundamental economic reality facing low-income households.<\/p>\n

\u201cThe hardest part for any developer is the gap financing, right between the equity and the long-term financing,\u201d she said. \u201cIn order to get that thing going, now you\u2019ve got 75% of the money you have to find, and who\u2019s going to be able to find that money at an affordable rate? So basically, what have we done? We\u2019ve given banks<\/a> better ways to make more money.<\/p>\n

\u201cThe most positive piece of this legislation is that it happened at all. Politicians and \u041a\u043e\u043d\u0433\u0440\u0435\u0441\u0441<\/strong> wanted to let people know they could still do something together.\u201d<\/p>\n

Rare moment for federal housing policy<\/h2>\n

Comprehensive federal housing legislation has been relatively rare over the past several decades.<\/p>\n

The modern federal housing system traces much of its foundation to the Housing Act of 1949, which established a national goal of providing, as written, \u201ca decent home and a suitable living environment for every American family.\u201d<\/p>\n

Congress later expanded federal housing policy through measures such as the Housing and Urban Development Act of 1968 and the Cranston-Gonzalez National Affordable Housing Act of 1990, which created the HOME Investment Partnerships Program<\/a>.<\/p>\n

Since then, federal lawmakers have largely relied on targeted appropriations, tax incentives and temporary relief measures rather than broad, structural housing reforms.<\/p>\n

\u201cThis law can take great strides toward reducing the housing supply gap, but it will not completely close it,\u201d said Russell McIntyre, principal housing policy analyst for \u041a\u043e\u0442\u0430\u043b\u0438\u0442\u0438<\/strong>. \u201cThe housing crisis is part of a broader affordability crisis and solving it will require more than changing \u0437\u043e\u043d\u0438\u0440\u043e\u0432\u0430\u043d\u0438\u0435<\/a> rules.<\/p>\n

\u201cStill, many of these provisions can lower housing costs and create opportunities for people who might not otherwise have them.\u201d<\/p>\n

Housing affordability tied to income shortfalls<\/h2>\n

Housing costs are only one side of the affordability equation.<\/p>\n

Research from \u0420\u042d\u041d\u0414<\/strong> has highlighted the growing disconnect<\/a> between housing costs and worker earnings \u2014 finding that affordability has increasingly deteriorated as home prices have outpaced income growth and purchasing power<\/a>.<\/p>\n

Other researchers have similarly concluded that affordability depends not only on the cost of housing itself but also on household income, wages and broader economic conditions.<\/p>\n

\u201cThe role of stagnant or lagging wages in the affordability crisis has not received commensurate attention in the narrow housing policy debate,\u201d said Noah Breakstone, CEO of Florida-based development and investment firm BTI Partners<\/strong>. <\/p>\n

\u201cMuch of the public and political discourse focuses on \u2018greedy developers,\u2019 \u0438\u043d\u0441\u0442\u0438\u0442\u0443\u0446\u0438\u043e\u043d\u0430\u043b\u044c\u043d\u044b\u0435 \u0438\u043d\u0432\u0435\u0441\u0442\u043e\u0440\u044b<\/a> or insufficient subsidies, which risks scapegoating the production side of the equation while underplaying the erosion of purchasing power.\u201d<\/p>\n

Miedler said these economic realities are becoming increasingly difficult for buyers to overcome.<\/p>\n

\u201c[The \u041d\u0430\u0446\u0438\u043e\u043d\u0430\u043b\u044c\u043d\u0430\u044f \u0430\u0441\u0441\u043e\u0446\u0438\u0430\u0446\u0438\u044f \u0440\u0438\u044d\u043b\u0442\u043e\u0440\u043e\u0432<\/strong>] just shared that the median price of a U.S. home is a record $440,600<\/a>,\u201d he said. \u201cAnd that\u2019s not the only cost that\u2019s become more burdensome for homeowners \u2014 mortgage rates, property taxes, insurance and home upkeep have all increased significantly in recent years.<\/p>\n

\u201cIn order for buyers to absorb those costs, wages will have to increase at a rate that surpasses \u0438\u043d\u0444\u043b\u044f\u0446\u0438\u044f<\/a> to create more opportunities for homeownership.\u201d<\/p>\n

Silver framed the affordability challenge in stark terms, saying the very concept of \u201cworking poor\u201d should not exist.<\/p>\n

\u201cThere are two words that should never be put together, and that is working poor,\u201d Silver said. \u201cThere should never be the working poor. If you\u2019re working, you shouldn\u2019t be poor, and so the affordability factor addresses that \u2014 and that\u2019s sorely missing from this bill, in any understanding of the bill.\u201d<\/p>\n

D\u2019Arc agreed that the focus on housing costs alone misses the broader economic picture.<\/p>\n

\u201cYou have to tackle each scenario,\u201d she said. \u201cI think that if we were able to build and just have more mid-level housing, that would help solve it. But obviously, this is another issue of what people are getting paid and how many \u0440\u0430\u0431\u043e\u0447\u0438\u0435 \u043c\u0435\u0441\u0442\u0430<\/a> there are for people getting out of college.\u201d<\/p>\n

She described the affordability challenge as deeply interconnected with other systemic issues.<\/p>\n

\u201cThere\u2019s not an integrative plan to solve what the future of our country is in terms of people, young people, coming into the workforce,\u201d D\u2019Arc said. \u201cIt\u2019s like the doctor that only looks at your thumb when there\u2019s a lot more going on.\u201d<\/p>\n

Housing challenges remain local<\/h2>\n

Despite the national debate surrounding affordability, Miedler said buyer challenges vary significantly depending on where they live.<\/p>\n

\u201cWe really are back to real estate being local,\u201d he said. \u201cI talk to numerous brokers every day from different parts of the country, and every call has a different take on what the challenges are for buyers in their area.\u201d<\/p>\n

D\u2019Arc said the urban experience<\/a> illustrates how affordability has eroded even in neighborhoods that were once accessible.<\/p>\n

\u201cThe sprawl of New York City real estate is so immense now in areas like [Bedford-Stuyvesant],\u201d she said. \u201cI have a client who has been unable to purchase a two-family house in Bed-Stuy. He has $2 million and [can\u2019t get anything]. These were neighborhoods that people went to because they were affordable.<\/p>\n

\u201cAstoria, Queens, is now becoming a hot market, or has become. There\u2019s nowhere close to the city that people can afford. It has to be the whole package of a lifestyle that is affordable, so that the people that run our city can get to work in a normal amount of time.\u201d<\/p>\n

D\u2019Arc also addressed base terminology that she feels exacerbates housing shortages. <\/p>\n

\u201cI support changing the name from \u2018\u0434\u043e\u0441\u0442\u0443\u043f\u043d\u043e\u0435 \u0436\u0438\u043b\u044c\u0435<\/a>,\u2019 \u2014 which has a stigma that needs to disappear \u2014 so that people are more welcoming of having what I would call \u2018essential housing\u2019 in their neighborhoods and in their surroundings in general.\u201d<\/p>\n

The next phase begins now<\/h2>\n

With the ROAD to Housing Act now law, attention turns from Congress to implementation.<\/p>\n

Many of the reforms contained in the ROAD to Housing Act depend on state and local governments, builders, lenders and federal agencies to translate policy into additional housing supply.<\/p>\n

At the same time, broader economic conditions \u2014 including inflation, mortgage rates, labor markets and consumer confidence \u2014 will continue to shape the housing market.<\/p>\n

"\u041a\u0430\u043a developers<\/a>, we operate in competitive markets and respond to feasible economics,\u201d Breakstone said. \u201cWhen regulatory barriers, impact fees, environmental reviews<\/a> and infrastructure mandates add substantial cost and time, the result is less supply and higher prices \u2014 precisely what the data shows.<\/p>\n

\u201cThat does not absolve the industry of responsibility to advocate for and deliver attainable housing, but it does mean that narratives that pin the crisis primarily on housing supply actors overlook the larger macroeconomic and policy failures on wages, productivity and the cost of capital.\u201d<\/p>\n

Miedler said lawmakers strengthened the legislation by incorporating industry feedback before final passage.<\/p>\n

\u201cA law like this is a foundation, not a finish line,\u201d he said. \u201cPermitting reform and program modernization only count if they translate into homes getting built and families getting to the closing table in actual neighborhoods. And that happens locally, one market and one family at a time.\u201d<\/p>\n

Silver noted that the bill\u2019s approach to affordable housing eligibility could leave behind the lowest-income households.<\/p>\n

\u201cThe cream of the crop that makes the numbers work is 60% to 80% AMI,\u201d Silver said, referring to area median income. \u201cThe challenge will be for the 30% AMI.\u201d<\/p>\n

McIntyre hopes to see the continued promotion of \u0441\u0431\u043e\u0440\u043d\u043e\u0435 \u0436\u0438\u043b\u044c\u0435<\/a>.<\/p>\n

\u201cManufactured housing can be produced faster and at a lower cost than traditional site-built housing, but outdated regulations have held it back,\u201d he said. \u201cRemoving the permanent chassis requirement<\/a> can reduce manufacturing costs and help communities consider manufactured housing as a more scalable part of the supply solution.\u201d<\/p>\n

D\u2019Arc said financial expectations around housing development need to be recalibrated.<\/p>\n

\u201cEverybody\u2019s trying to make so much money on housing, and we have to find the people that don\u2019t need it, or that\u2019s not their goal in life,\u201d D\u2019Arc said. \u201cWe need them to get engaged and create affordable housing that again should be called essential housing \u2014 and not expect some kind of huge financial benefits.\u201d<\/p>\n

Whether the ROAD to Housing Act ultimately fulfills its promise may depend on factors extending well beyond housing policy.<\/p>\n

While increasing supply remains a central goal, many industry leaders and economists say restoring affordability will also require stronger wage growth, lower borrowing costs and continued efforts at every level of government to make homeownership attainable for more Americans.<\/p>\n<\/div>","protected":false},"excerpt":{"rendered":"

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