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ffordability remains the biggest hurdle for many buyers, and real‑estate professionals, especially those in the National Association of Realtors (NAR), are at the forefront of addressing it. Agents must help clients navigate high interest rates, soaring prices, insurance costs, and a chronic lack of inventory. Because of these daily challenges, NAR’s advocacy has focused heavily on legislation aimed at removing barriers to homeownership.
In 2025, NAR backed a wide range of bills designed to unlock existing homes, ease zoning restrictions, and cut transaction costs. The organization plans to keep pushing these efforts into 2026. HousingWire spoke with NAR’s chief advocacy officer, Shannon McGahn, about the association’s legislative priorities for the coming year.
**ROAD to Housing Act**
The ROAD to Housing Act seeks streamlined permitting, expanded infrastructure, and new developments to boost supply nationwide. McGahn explained that the bill tackles the real problem: a supply shortage, not a demand one. By cutting permitting delays, encouraging local pro‑housing reforms, and modernizing federal programs, the act would accelerate construction and lower costs for buyers and renters alike. With a projected 4.7 million‑home shortfall, bipartisan solutions like this are essential.
NAR’s vice president of advocacy, Bryan Greene, joined a bipartisan Congressional Build America Caucus event in September to highlight housing affordability. In December, former NAR president Kevin Sears testified before the House Financial Services Committee on related policies. The Senate passed the ROAD bill, but it stalled in the House after being removed from the National Defense Authorization Act. House Republicans want to craft their own standalone proposal, yet NAR remains hopeful. McGahn noted that Senate approval signals strong bipartisan momentum and provides a solid foundation for 2026.
The House version, the Housing for the 21st Century Act, was introduced in December and passed the Financial Services Committee by a nearly unanimous vote. McGahn praised its modern, commonsense approach, which encourages innovative construction methods—including manufactured and modular homes—and updates outdated policies to reflect today’s building realities. The bill aims to expand supply quickly and create more affordable options for families across the country.
**More Homes on the Market Act**
Capital‑gains tax limits on home sales are a major point of contention. NAR supports H.R. 1340, which would raise the gain‑on‑sale thresholds and encourage long‑term owners to sell. In early June, the association highlighted that Congress has not revisited the exclusion in almost 30 years. Changing the rules would unlock inventory, as many homeowners feel trapped by the tax penalty they would face upon selling.
A NAR study found that 29 million U.S. homeowners (34 %) already have enough equity to exceed the current $250,000 cap, and 8 million (10 %) could surpass $500,000, the proposed threshold for individuals. By 2030, more than 56 % of homeowners could exceed $250,000, rising to nearly 70 % by 2035, with 38 % surpassing $500,000. The current limits disincentivize sales, McGahn said, and modernizing the threshold would free up homes, ease price pressure, and restore mobility—especially for first‑time and move‑up buyers.
McGahn and CEO Nykia Wright met with congressional leaders, including House Speaker Mike Johnson, in March 2025 to push for capital‑gains reform. They remain optimistic, noting bipartisan support for the idea that increasing supply involves both new construction and making it easier for existing homeowners to list and move.
**Housing Supply Frameworks Act**
NAR also backs the Housing Supply Frameworks Act (H.R. 2840), which proposes a national strategy to boost production and affordability by reducing development barriers. The bipartisan bill would give local and state governments expert guidance, technical assistance, and best practices rather than imposing federal mandates. More than 140 housing and planning organizations—such as the National Association of Home Builders, National Apartment Association, Habitat for Humanity, and the American Planning Association—support the measure.
McGahn emphasized that the affordability crisis stems from a severe shortage: the U.S. now has roughly 75 million more people than in the mid‑1990s, yet there are 4.7 million fewer homes available, driving up prices and rents and keeping homeownership out of reach for many families.
**Other Legislative Priorities**
Beyond the three bills above, NAR lists the Revitalizing Downtowns and Main Streets Act, the Uplifting First‑Time Homebuyers Act, and the Fair and Equal Housing Act as key priorities for 2026. While progress on these measures remains uncertain, NAR is encouraged by the bipartisan support for supply‑focused reforms, giving McGahn confidence for the new year.
“Housing affordability has become one of the few truly bipartisan issues in Washington,” McGahn said. “Whether it’s the ROAD to Housing Act, the More Homes on the Market Act, or broader supply reforms, there is growing agreement that the status quo isn’t working. Realtors are optimistic because lawmakers from both parties recognize that housing is a red, white, and blue issue. NAR will continue working with Congress and the Administration to advance practical, bipartisan solutions that expand supply, lower costs, and help more Americans achieve the dream of homeownership.”
