What NAR’s 2026 legislative priorities mean for your housing plans
If you’ve felt like the housing market has been playing keep-away—too few homes for sale, prices staying stubborn, and monthly payments jumping with rate changes—you’re not alone. The National Association of Realtors (NAR) recently outlined its 2026 legislative priorities, with a clear theme: bipartisan solutions that expand housing supply and improve affordability. While these are policy goals (not overnight fixes), they can shape the market conditions that affect your ability to buy, sell, or refinance.
Here’s what this push could mean for everyday homeowners and buyers—and how to plan while policies work their way through Washington.
More housing supply: why “inventory” is the word to watch
NAR’s priorities focus heavily on expanding housing inventory. In practical terms, that means encouraging measures that make it easier and more financially viable to build more homes—entry-level homes, move-up homes, and rentals. When supply increases, it can reduce the pressure that drives bidding wars and rapid price spikes.
For buyers, a healthier inventory can translate to:
- More choices in neighborhoods and home types
- Less competition per listing (fewer multiple-offer scenarios)
- More negotiating power on price, repairs, and seller concessions
For sellers, more supply can sound like “more competition,” but it can also mean a more stable market with more qualified buyers staying active instead of getting discouraged. A balanced market can support realistic pricing, smoother appraisals, and fewer contract fall-throughs.
Affordability: beyond the home price
NAR is also emphasizing affordability—because the challenge isn’t just the sticker price, it’s the full monthly cost: mortgage payment, taxes, insurance, and maintenance. Policy conversations around affordability often include ideas like reducing barriers to new construction, supporting homeownership access, and addressing cost drivers that show up in your payment.
What this could mean for homebuyers over time is a market where:
- Entry-level housing grows, so first-time buyers aren’t forced to “skip” to higher price points
- Assistance and financing options may expand (depending on final legislation and program funding)
- Monthly payment pressure eases if price growth cools and more homes come online
For homeowners, affordability efforts can matter even if you’re not moving. If policies help stabilize prices and reduce volatility, that supports steadier home values and can make it easier for neighbors (and future buyers) to qualify—important when it’s time for you to sell.
How this affects buying, selling, and refinancing decisions
If you’re looking to buy: Don’t wait for policy changes as a “trigger” to start shopping—legislation can take time, and local inventory shifts can happen unevenly. Instead, focus on what you can control now: your credit, down payment plan, and a realistic payment target. If inventory improves in your area, you’ll be ready to act quickly when the right home appears.
If you’re planning to sell: Keep an eye on your local market, not just national headlines. If more listings start coming online, buyers may become more selective. That makes preparation even more valuable—pricing strategy, home condition, and marketing. In markets where supply expands, sellers who present a home well can still stand out and sell faster.
If you’re thinking about refinancing: NAR’s priorities aren’t interest-rate policy (that’s primarily the Federal Reserve’s lane), but affordability and housing-market stability can influence the broader environment. If rates dip in the future—or if your goals change—refinancing could still be a smart tool to:
- Lower your monthly payment (rate/term refinance)
- Change your loan term to pay off faster
- Tap equity for renovations or debt consolidation (cash-out refinance), when appropriate
Even in a high-rate environment, it can be worth reviewing whether you have opportunities like removing mortgage insurance, adjusting your loan term, or improving cash flow with a strategic refinance.
Your next best move: plan for today while watching tomorrow
NAR’s 2026 priorities signal that housing supply and affordability remain front and center—and that the industry is pushing for bipartisan progress. The biggest takeaway for consumers is this: policy may improve conditions, but preparation is what creates options. Whether you want to buy your first home, sell and move up, or refinance to meet new financial goals, a clear plan helps you move with confidence as the market shifts.
Ready to explore your options? Schedule a free consultation with our team today!