Advocacy at Work in Washington

July 30, 2026

Legislative Priorities
August through October 2026
National Association of REALTORS®

GET MORE HOMES ON THE MARKET NOW
With an estimated shortage of 4.7 million homes, America is facing a significant housing crisis. Addressing affordability starts with increasing supply, and one of the fastest ways to do that is by unlocking existing housing inventory. Mobility is essential to a healthy housing market. When homeowners can move without being penalized by outdated tax laws, more homes become available, creating more choices for buyers and helping stabilize prices.

  • Support the More Homes on the Market Act (H.R.1340/S.3332) to decrease the equity penalty and incentivize more long-term owners to sell their homes. Updating America’s tax law is a key pathway to more supply.
  • The federal capital gains exclusion – capped at $250,000 for individuals, and $500,000 for joint filers, has not been updated since 1997 and has never been adjusted for inflation. That outdated threshold is now distorting the housing market and locking up inventory.
  • Nearly 29 million homeowners (34%) already exceed the $250,000 capital gains exclusion cap for single filers, locking up housing inventory at a time when the country faces a severe housing shortage.

EXPANDING HOUSING OPPORTUNITY, RESILIENCY, AND MARKET STABILITY

  • Support full funding for critical HUD programs, including the Fair Housing Initiatives Program (FHIP), the Fair Housing Assistance Program (FHAP), and housing counseling services, including pre-purchase counseling. These programs help support local fair housing education, enforcement, and homebuyer preparedness in communities across the country.
  • Reauthorize the National Flood Insurance Program (NFIP). A long-term reauthorization with targeted reforms provides certainty for homeowners, homebuyers, lenders, and communities by ensuring access to affordable flood insurance and promoting stable, resilient real estate markets.
  • Support the Terrorism Risk Insurance Program Reauthorization Act of 2026 (TRIA) (H.R. 7128/S.4395). Long-term reauthorization provides the certainty needed to support commercial real-estate investment, financing, and development by ensuring the continued availability of terrorism risk insurance.

TO LEARN MORE

  • flyin.realtor – to learn more about NAR’s legislative priorities
  • morehomes.realtor – to learn more about capital gains and the state-specific impact
  • nar.realtor/research-and-statistics – to view NAR’s housing data and research
  • RRF.realtor – to learn how REALTORS® are helping communities recover and rebuild