Inside the Advocacy Strategic Plan – What It Means for Your Business

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- Welcome to the advocacy scoop,
the podcast that takes you

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inside the advocacy work
of the National Association

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of Realtors connecting NAR members

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with their advocates in
Washington for a front row seat

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to the fight for public policy
that strengthens the ability

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of Americans to access property ownership.

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- Hello everyone. Welcome to
the advocacy Scoop podcast,

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season three Shannon

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- 2026.

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Happy New Year, Patrick.

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- Happy New Year. Did you do anything fun?

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- Celebrated the new year. How about you?

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- I tell you what, I
did absolutely nothing.

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I, new Year's Eve now is
like Saturday Night Live.

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I record it and then I
watch it the next morning.

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- We actually let our kids
stay up past midnight.

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It is our wedding anniversary
on New Year's Eve.

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So we had a fun trip and we
did a wedding vow renewal.

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15 years.

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- You're the
- Only one. It's very, very romantic.

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- You're the only person I know

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that got married in an
Irish pub on New Year's Eve.

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- Really? I know a lot of people.

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- Well, we're starting off the
podcast this year with it's,

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you know, like on Sesame
Street, they have the word

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of the day, the word of
the year affordability.

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I mean, we have been
talking about affordability

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- For accessibility,
availability, and affordability.

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- You came up with that. The
three A three is accessibility.

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And I'm so glad you said that

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because I have in my hand
right here, this article

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that I printed off from CNN
from a day ago that says,

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America's affordability problem
is an availability problem.

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Oh, it's like they're quoting you

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- And accessibility.

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We just gotta get that third one.

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- I know. And it says it's not just

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because a house with a white
picket fence is unaffordable,

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it's because for many they're unavailable.

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And that's what we've been saying.

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- The number one impediment
for housing costs

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and availability is inventory.

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And without having the millions of units

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that we're short in inventory, it's going

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to impact every single aspect
of the home buying process.

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- And there's a quote in this
article from someone they

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interviewed that says, do I
wish we could own a house?

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That would be awesome. So I don't,

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I don't believe this narrative

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that younger people
don't wanna own a home.

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I think it's, they're just
frustrated at the current

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conditions around affording a home.

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- Exactly. Right. Exactly right.

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And now they're getting to be 40 years old

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before being able to
afford that first home.

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So that's why all of these issues matter,

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and that's what we're working
on day in and day out.

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- And, and I read another piece recently

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where they were quoting
James CarVal, of course, the,

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you know, the raging
Cajun who came up with,

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it's the Economy Stupid.

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But, you know, he was
talking about how, you know,

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the word affordability, he's
having to get used to it.

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He is like, said the quote,
it all happened so fast

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because for his entire career, you know,

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he's been talking about cost
of living was the phrase,

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and now it's affordability.

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- And I think what we can
focus on, affordability

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and the, all of the above of policies

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that can happen at the federal,
state, and local level.

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- Well, we made some
tremendous progress last year.

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If you listen to the final
episode of the podcast

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for the year, kind of
recapping all of our wins

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for the year, but
affordability is gonna remain

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front and center this year.

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And now everyone is
saying it, it's coming out

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of every politician's mouth
on both sides of the aisle.

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Some can't stop saying it.

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So, so it's gonna be remain the focus

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for us throughout this year.

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And, and it ties in directly
with n a's new strategic plan

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and the advocacy portion of that plan.

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So I wanna start off,

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because this is a pretty
new thing that we've done,

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our fearless leader,
Nikia Wright initiated.

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So tell us a little bit
about this strategic plan

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and how advocacy fits into it.

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- Yes, we are very
excited to start off 2026

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with this new strategic plan.

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The NA's executive committee
unanimously approved

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back in November.

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It officially launched on January 1st.

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And it is grounded in industry
insights shaped by outreach

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to more than 150,000
voices across each level

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of the association and the industry.

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And it provides a roadmap for all of us

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to modernize the organization

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and to transform the member experience.

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And as you can imagine,
advocacy is a crucial part

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of our strategic plan and all
of our efforts here at NAR.

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And as part of those advocacy
efforts, we are going

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to be championing policies that promote

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and expand access for the next generation

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of real estate owners

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and engaging consumers in both residential

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and commercial real estate advocacy

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and working more with
consumer facing organizations,

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making sure that all of the
policies that we promote

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and that we develop are, that we develop,

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are coming from a
consumer facing viewpoint.

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- And this consumer
narrative is, is something

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that you initiated when you

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came on board about six
years ago, but, and, and,

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and you've really built out for us.

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- Well, this is something
that has been industry-wide

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and proud to have a team that,

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that understands the focus here.

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But things like our support

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for the American Property Owners Alliance,

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which is the first of its kind
consumer facing organization

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that advocates directly
for property owners

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and anyone who would like
to be able to own a home

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and to fight for home ownership rights.

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So that's something
that we've been working

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on for, for many years.

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They've got 10 million contacts with the,

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with a POA and growing.

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And this helps us to develop
more of those resources

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that are required by consumers

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and more importantly, the
policies that every level

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of government needs to enact in order

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to help consumers get into homes,

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first time home buyers in particular.

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- Yeah. And, and another big
part of the strategic plan,

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modernizing the association.

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And, and I, you know, I we've
talked about this before,

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but you know, something you
always say is, is trying to,

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you know, figure out where
advocacy is going in 10 years

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and, and beat everybody there and, and,

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and modernizing the way
we conduct our advocacy,

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which you have turned on its
head since you've been here.

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- Well, it has been teamwork

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that makes the dream work there.

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And modernizing is the fun part

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because you're, you're seeing

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what incredible work has
already been created over

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and decades and how can we
advance it into the next decade.

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One of those areas that
we're looking at is the

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governance process.

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And I, you joke all the time

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that we have more committees in Congress,

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and that's a good thing
because we have more capability

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to develop policies and to do research

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and to engage our members when
it comes to all these issues.

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But at the same time,
that can slow things down

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like we see in Congress.

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So having the ability to look
at our governance process

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and see where we can
create more efficiency,

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where we can create a better
experience for members,

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we're very excited to tackle this.

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And having so many people
in the advocacy group

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who actually came from governance jobs,

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both in the federal government,

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state government throughout
the organization, it's going

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to be a, a really great
opportunity for us to move forward.

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- And I love this, this
initiative that Nikia launched.

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It's, it's not lip service.

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We, we have a, it's a three
year plan with benchmarks

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and I'm so excited about like
the, the advocacy component of

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that because it's directly
ties to, you know,

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our public policy work

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that we've been championing for so long.

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And, and, and there's no
real organization, honestly,

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anywhere that is more
positioned to make an impact on,

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on this issue than we are.

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- Absolutely. Go to n realtor,

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check out the 2026 strategic plan.

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Tell us what you think.

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We would love for you to engage with us

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through our social media channels here

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through the podcast and let us know.

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But we're very excited and
this is a crucial opportunity

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and role to help us
demonstrate accountability

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and value to our members in the industry

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and to modernize all of these efforts.

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- Well, shameless plug, our
advocacy group does have,

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our advocacy team does
have its own social pages.

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So go to the realtor party website

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and make sure you're, you're
following us on social.

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'cause we're really ramping that

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up here in the new year as well.

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Because one of the key components

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of the strategic plan is
demonstrating the value

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of advocacy in our

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and our dues dollars that you,
that, that our members pay

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to our advocacy work and the,

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and the fruits that, that, that bears.

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So we need you to know about it.

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So we're, we're, we're coming at you

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on all, all fronts now. Yes.

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- And check out the last
episode of the scoop.

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You'll hear all that year in review

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and all of that information
is up on our social

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media channels as well.

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- Well, as we talk about 2026

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and looking ahead this
year, a lot coming at us.

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Let's start with Lawrence's
forecast for the year,

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because it is a lot better
looking than it was last year.

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- I feel like it's like Dr.
Lawrence Yoon gives us the,

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you know, what's in, in
2026, what's out from 2025.

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And in his forecast we are
hearing improved home sales

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activity driven by relatively
lower mortgage rates

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and an increase in housing inventory.

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So both of those factors have
improved slightly already

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since August and have increased the rate

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of mortgage applications.

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However, if mortgage applications

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and home buyers enter the market strongly,

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inventory is still limited
even with those increases.

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So that could be a problem on the horizon,

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which is why we are in
constant communication

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with lawmakers on both sides of the aisle

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and with the White House on anything

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that can be done quickly

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to ease up the housing
affordability crisis

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and to make sure that we have more

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of those homes on the market.

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- Well the one line on
here that, that caught,

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caught my eye, existing home
sales in 2025 plus 0% existing

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home sales for 2026 plus 14%.

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So that, that was, that
was refreshing to see.

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And I think, you know, interest
rates coming down a bit have

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really helped in the past,
you know, month or two.

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- It's a good trend line.
- Yeah, good trend line.

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Well, speaking of our
advocacy goals, you know,

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we're refreshing those for the year

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because we like to stay current
with what Congress is up to

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and also not just what Congress is up to,

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but what do you always say, Shannon?

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Like there's something like the art

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of the possible or I don't know,

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- Politics is the art of the possible.

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There it is. And then the
other one is there's motion

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before progress and
progress before success.

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We saw a lot of motion two
years ago on these issues.

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A lot of progress this year

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with the House Financial
Services Committee marking up

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dozens of bills that will
help unleash inventory

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and create zoning changes and
other incentives to help state

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and local governments get
more housing out out there.

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00:10:07,920 --> 00:10:09,720
And then also with the
Senate Banking Committee,

252
00:10:09,720 --> 00:10:12,720
and we all know the Senate rarely actually

253
00:10:12,720 --> 00:10:14,370
legislates doesn't happen often.

254
00:10:14,370 --> 00:10:16,140
So getting that over the finish line.

255
00:10:16,140 --> 00:10:19,410
So we're, we're seeing a, a
very promising first quarter

256
00:10:19,410 --> 00:10:21,480
of the year when it comes
to legislation moving

257
00:10:21,480 --> 00:10:24,540
and the White House
bringing a lot more focus on

258
00:10:24,540 --> 00:10:25,650
the affordability issue.

259
00:10:25,650 --> 00:10:27,630
- Yeah, so one of the, one
of your goals, you know,

260
00:10:27,630 --> 00:10:30,300
unleashing housing inventory

261
00:10:30,300 --> 00:10:32,130
and you talk about
this, it's, it's a whole

262
00:10:32,130 --> 00:10:34,410
of government approach,
not just Washington.

263
00:10:34,410 --> 00:10:36,120
- Brian Green calls it the Marshall Plan

264
00:10:36,120 --> 00:10:39,030
for housing development to
make sure that all three levels

265
00:10:39,030 --> 00:10:40,380
of government are working together

266
00:10:40,380 --> 00:10:43,440
to increase housing
supply and affordability.

267
00:10:43,440 --> 00:10:47,100
That includes bipartisan
solutions. Broken record on this.

268
00:10:47,100 --> 00:10:49,980
There's no other organization
as well situated as we are

269
00:10:49,980 --> 00:10:52,830
to bring Republicans and
Democrats to the table.

270
00:10:52,830 --> 00:10:54,120
Every piece of legislation

271
00:10:54,120 --> 00:10:57,330
that we're talking about
receives bipartisan support

272
00:10:57,330 --> 00:10:58,980
as it's moving forward.

273
00:10:58,980 --> 00:11:00,600
So this isn't something that, well,

274
00:11:00,600 --> 00:11:02,160
it can happen in this environment,

275
00:11:02,160 --> 00:11:03,570
but maybe not the next environment.

276
00:11:03,570 --> 00:11:06,450
This can happen all over
the country, cities, states,

277
00:11:06,450 --> 00:11:09,000
counties, and at the federal government.

278
00:11:09,000 --> 00:11:10,980
This also requires

279
00:11:10,980 --> 00:11:12,990
and emphasizes the great collaboration

280
00:11:12,990 --> 00:11:16,800
that we have across all three
realtor association tiers

281
00:11:16,800 --> 00:11:18,390
with our local, state

282
00:11:18,390 --> 00:11:20,730
and national organization to make sure

283
00:11:20,730 --> 00:11:22,890
that we're getting resources
where they're needed

284
00:11:22,890 --> 00:11:24,600
to help make housing attainable

285
00:11:24,600 --> 00:11:26,070
for more Americans around the country.

286
00:11:26,070 --> 00:11:29,130
- Yeah. And and, and another
big goal of yours, you know,

287
00:11:29,130 --> 00:11:30,480
confronting Nimbyism

288
00:11:30,480 --> 00:11:33,690
and I think that's one of
those places where, you know,

289
00:11:33,690 --> 00:11:36,960
that ha that fight is happening locally.

290
00:11:36,960 --> 00:11:38,790
- I think our dear
listeners know what this is,

291
00:11:38,790 --> 00:11:40,050
but can you tell 'em just in case,

292
00:11:40,050 --> 00:11:41,625
what does NIMBY stand for?

293
00:11:41,625 --> 00:11:44,665
- Not in my backyard.

294
00:11:44,665 --> 00:11:47,820
- Yes, exactly. Not in my backyard.

295
00:11:47,820 --> 00:11:51,270
So that means fighting
those restrictive zoning

296
00:11:51,270 --> 00:11:55,450
and opposition that blocks
housing opportunities.

297
00:11:55,450 --> 00:11:57,010
This is a perfect example

298
00:11:57,010 --> 00:12:00,310
of this is the 40-year-old
first time buyer

299
00:12:00,310 --> 00:12:03,520
that is a wake up call that each decade

300
00:12:03,520 --> 00:12:08,410
of delay in buying a home
costs families roughly $150,000

301
00:12:08,410 --> 00:12:09,790
in lost equity.

302
00:12:09,790 --> 00:12:10,840
So making sure

303
00:12:10,840 --> 00:12:13,990
that people understand home
ownership is not just a housing

304
00:12:13,990 --> 00:12:16,630
issue, but an existential
economic issue that's tied up

305
00:12:16,630 --> 00:12:19,930
to upward mobility and to
generational wealth creation.

306
00:12:19,930 --> 00:12:23,380
- And Shannon, you know,
realtor.com on this topic had a

307
00:12:23,380 --> 00:12:26,110
really great article recently
about the the state efforts

308
00:12:26,110 --> 00:12:28,240
that are, that are, that are going on

309
00:12:28,240 --> 00:12:30,190
to address the affordability crisis.

310
00:12:30,190 --> 00:12:34,660
And it was 2025 was just a,
a breakout year for state

311
00:12:35,800 --> 00:12:36,800
- Activity.

312
00:12:36,800 --> 00:12:37,633
- Yes.
- Well, and I'm glad you brought it up.

313
00:12:37,633 --> 00:12:40,120
realtor.com has been
doing an excellent job

314
00:12:40,120 --> 00:12:43,600
of covering housing
issues around the country

315
00:12:43,600 --> 00:12:45,760
and they are working with our policy team

316
00:12:45,760 --> 00:12:47,680
and others make sure that
they're getting the best

317
00:12:47,680 --> 00:12:49,210
information including

318
00:12:49,210 --> 00:12:51,520
what state housing reforms are happening.

319
00:12:51,520 --> 00:12:56,200
So in 2025, we had 124 pro housing bills

320
00:12:56,200 --> 00:12:59,050
that passed in state legislatures up,

321
00:12:59,050 --> 00:13:02,770
up from just 40 in 2023.

322
00:13:02,770 --> 00:13:07,060
We're looking at a surge in
what is called some phenomenal

323
00:13:07,060 --> 00:13:09,040
and highly consequential policies

324
00:13:09,040 --> 00:13:10,780
that have really outpaced any

325
00:13:10,780 --> 00:13:12,760
of these other reforms in previous years.

326
00:13:12,760 --> 00:13:16,090
So the states that are leading
the charge include Texas,

327
00:13:16,090 --> 00:13:20,560
California, Washington,
Montana, and Maine. And

328
00:13:20,560 --> 00:13:25,480
- So like, think about
that, that is rural urban,

329
00:13:25,480 --> 00:13:27,485
east coast, west coast
red, red state, red,

330
00:13:27,485 --> 00:13:28,690
blue, blue purple.

331
00:13:28,690 --> 00:13:31,630
It's like there's no common
thread between all of those.

332
00:13:31,630 --> 00:13:33,850
It's, it's, it's about
attacking this policy

333
00:13:33,850 --> 00:13:36,190
or this crisis in the way that works

334
00:13:36,190 --> 00:13:38,890
for your locale and, and state.

335
00:13:38,890 --> 00:13:40,150
- And I would also notice that these are

336
00:13:40,150 --> 00:13:42,610
where we've had associations
that have been very active

337
00:13:42,610 --> 00:13:44,860
and engaged with their state legislatures

338
00:13:44,860 --> 00:13:47,950
and where they are seeing the ability

339
00:13:47,950 --> 00:13:50,290
to pass major pieces, legislation.

340
00:13:50,290 --> 00:13:53,260
And these are areas where it's
all passed in a bipartisan

341
00:13:53,260 --> 00:13:55,210
way too Florida

342
00:13:55,210 --> 00:13:56,830
and is one example

343
00:13:56,830 --> 00:13:59,530
where they were able in a
very partisan environment

344
00:13:59,530 --> 00:14:02,860
to get almost unanimous support
for their housing bills.

345
00:14:02,860 --> 00:14:05,620
Montana is one of the big ones they had,

346
00:14:05,620 --> 00:14:07,810
they called it the Montana Miracle

347
00:14:07,810 --> 00:14:09,970
because it's one of the
least affordable states.

348
00:14:09,970 --> 00:14:12,310
Everyone thinks Montana so much land,

349
00:14:12,310 --> 00:14:14,260
so much availability for growth, but

350
00:14:14,260 --> 00:14:15,700
- It's, oh no, I watch Yellowstone.

351
00:14:16,905 --> 00:14:19,210
- You're not getting on any of
that land building anymore. I

352
00:14:19,210 --> 00:14:20,445
- Know what a ranch costs.

353
00:14:20,445 --> 00:14:21,580
- Exactly. Exactly.

354
00:14:21,580 --> 00:14:24,370
And so they were able

355
00:14:24,370 --> 00:14:27,010
to preempt local height limits

356
00:14:27,010 --> 00:14:28,750
and things that were
just creating all kinds

357
00:14:28,750 --> 00:14:32,830
of zoning problems, legalize
accessory dwelling units,

358
00:14:32,830 --> 00:14:36,160
make manufactured housing easier to build,

359
00:14:36,160 --> 00:14:39,430
allowing six story buildings
with a single staircase,

360
00:14:39,430 --> 00:14:42,610
which was something that
is, it sounds like, well

361
00:14:42,610 --> 00:14:43,720
that's an easy solution,

362
00:14:43,720 --> 00:14:45,340
but if your laws don't allow it,

363
00:14:45,340 --> 00:14:46,990
then you're going to be stuck in that lot.

364
00:14:46,990 --> 00:14:51,740
So there are a lot of folks
in the nimbyism world,

365
00:14:51,740 --> 00:14:54,470
as you mentioned, Patrick,
who are battling this.

366
00:14:54,470 --> 00:14:55,640
So their ag had to go

367
00:14:55,640 --> 00:14:58,670
and defend several of
these policy provisions,

368
00:14:58,670 --> 00:15:00,860
but that also happened in Florida as well.

369
00:15:00,860 --> 00:15:02,630
But that's something that, that we expect

370
00:15:02,630 --> 00:15:04,850
and we work with all of these
offices to make sure that any

371
00:15:04,850 --> 00:15:08,240
of these challenges have
the support that they need.

372
00:15:08,240 --> 00:15:10,580
States like in Maine where they had

373
00:15:10,580 --> 00:15:12,110
to limit parking minimums

374
00:15:12,110 --> 00:15:15,560
to one space per unit in
designated growth areas, they had

375
00:15:15,560 --> 00:15:18,710
to curb excessive impact fees.

376
00:15:18,710 --> 00:15:22,160
Places like Texas where they
passed seven major housing

377
00:15:22,160 --> 00:15:25,550
bills, they cut minimum
lot sizes in large cities

378
00:15:25,550 --> 00:15:27,710
and legalized residential construction in

379
00:15:27,710 --> 00:15:28,865
some commercial zones. So,

380
00:15:28,865 --> 00:15:31,400
- You know, you know Shannon
like us living here in

381
00:15:31,400 --> 00:15:34,160
Washington, DC you know, I
grew up in Tennessee where,

382
00:15:34,160 --> 00:15:36,320
you know, there was all, there
was some layer to go around,

383
00:15:36,320 --> 00:15:40,220
but I have lived on a
street here in DC for years

384
00:15:40,220 --> 00:15:42,350
and there was a blight
building across the street

385
00:15:42,350 --> 00:15:45,890
and you know, the one thing
that was holding up development

386
00:15:45,890 --> 00:15:50,300
of that building into multi
multi-unit building, parking,

387
00:15:50,300 --> 00:15:51,350
- Parking,
- It was like they had

388
00:15:51,350 --> 00:15:53,300
to have a designated number of spots

389
00:15:53,300 --> 00:15:54,500
for units in the building

390
00:15:54,500 --> 00:15:58,460
and it, it literally hung
this project up for years.

391
00:15:58,460 --> 00:15:59,750
And it, it's amazing.

392
00:15:59,750 --> 00:16:03,620
Well, how, how something like
that can stymie progress.

393
00:16:03,620 --> 00:16:05,270
- Exactly. And in, in dense areas

394
00:16:05,270 --> 00:16:07,280
where you may have the ability
for roommates and others

395
00:16:07,280 --> 00:16:09,770
and you don't need access
to more parking spots,

396
00:16:09,770 --> 00:16:10,970
those are just not considered.

397
00:16:10,970 --> 00:16:13,910
So I know a lot of these
policies, it sound like things

398
00:16:13,910 --> 00:16:16,820
that we wouldn't be focused
on here in the DC office

399
00:16:16,820 --> 00:16:18,590
of the National Association of Realtors,

400
00:16:18,590 --> 00:16:20,570
but that's exactly what we focus on

401
00:16:20,570 --> 00:16:23,450
with our amazing community
development team led

402
00:16:23,450 --> 00:16:24,860
by Christine Wendell.

403
00:16:24,860 --> 00:16:27,260
We do land use initiatives and grants

404
00:16:27,260 --> 00:16:30,410
and research to find out
what are the policies

405
00:16:30,410 --> 00:16:31,880
that are impacting communities

406
00:16:31,880 --> 00:16:35,540
and preventing them from being
able to change zoning laws

407
00:16:35,540 --> 00:16:37,880
and develop to develop new properties.

408
00:16:37,880 --> 00:16:39,740
And these are the types
of solutions that we fight

409
00:16:39,740 --> 00:16:41,120
for every day around the country.

410
00:16:41,120 --> 00:16:43,520
- Great. Well rounding
out this conversation and,

411
00:16:43,520 --> 00:16:44,840
and some of the legislation we are,

412
00:16:44,840 --> 00:16:46,070
we are supporting here in DC

413
00:16:46,070 --> 00:16:50,390
because there's a lot of
talk about, about some action

414
00:16:50,390 --> 00:16:52,310
and how that comes.

415
00:16:52,310 --> 00:16:54,740
We don't know, I mean,
you know, the, there were,

416
00:16:54,740 --> 00:16:56,690
they talked about a
reconciliation bill perhaps,

417
00:16:56,690 --> 00:16:59,570
and then they, now they're
kind of backing off of that.

418
00:16:59,570 --> 00:17:02,750
So tell us like what are the
odds of, of some of these,

419
00:17:02,750 --> 00:17:04,130
these legislative priorities

420
00:17:04,130 --> 00:17:07,460
that we have at flying
realtor passing this year.

421
00:17:07,460 --> 00:17:09,860
- Sure. So we had, back in December,

422
00:17:09,860 --> 00:17:12,740
the financial services
committee held a hearing

423
00:17:12,740 --> 00:17:15,830
and a markup on dozens
of pieces of legislation.

424
00:17:15,830 --> 00:17:19,220
That's where past president
Kevin Sears testified for three

425
00:17:19,220 --> 00:17:20,300
and a half hours

426
00:17:20,300 --> 00:17:21,920
and it was a great watch,

427
00:17:21,920 --> 00:17:23,330
go check it out on the House Financial

428
00:17:23,330 --> 00:17:24,800
Services Committee website.

429
00:17:24,800 --> 00:17:27,140
And they were able to mark those up,

430
00:17:27,140 --> 00:17:28,640
meaning pass those bills out

431
00:17:28,640 --> 00:17:31,400
of committee nearly
unanimously, one member

432
00:17:31,400 --> 00:17:34,850
of Congress voted no because
of one particular issue,

433
00:17:34,850 --> 00:17:36,020
but other than that, we'll take it.

434
00:17:36,020 --> 00:17:38,210
So that was great progress.

435
00:17:38,210 --> 00:17:40,130
And then we also saw the
Senate banking Committee

436
00:17:40,130 --> 00:17:41,240
do the same with their bills.

437
00:17:41,240 --> 00:17:43,880
So we're expecting that to move hopefully

438
00:17:43,880 --> 00:17:45,105
this first quarter.

439
00:17:45,105 --> 00:17:48,500
The, the White House has been
having regular meetings on

440
00:17:48,500 --> 00:17:49,680
affordability issues

441
00:17:49,680 --> 00:17:53,550
and we were in touch with
them over the break developing

442
00:17:53,550 --> 00:17:54,840
specific policies

443
00:17:54,840 --> 00:17:56,430
and making sure that they are well aware

444
00:17:56,430 --> 00:17:58,560
of our capital gains position, which is

445
00:17:58,560 --> 00:18:01,830
to have capital gains relief on the taxes

446
00:18:01,830 --> 00:18:03,900
that could be paid on home equity.

447
00:18:03,900 --> 00:18:07,020
The more home on the market
act is our top legislative

448
00:18:07,020 --> 00:18:10,500
priority that would double
the capital gains exemption

449
00:18:10,500 --> 00:18:13,770
for those homes that are being
sold to an owner occupant.

450
00:18:13,770 --> 00:18:17,100
And we are receiving
great feedback on that.

451
00:18:17,100 --> 00:18:21,180
Recently passed, institutional
investors have been in the

452
00:18:21,180 --> 00:18:23,580
news for providing

453
00:18:23,580 --> 00:18:26,550
or purchasing up large swaths of homes

454
00:18:26,550 --> 00:18:29,880
and in particular areas
including places like Atlanta

455
00:18:29,880 --> 00:18:32,010
and in the Washington State and others.

456
00:18:32,010 --> 00:18:35,370
And we were able to get policy
moving through our committees

457
00:18:35,370 --> 00:18:37,380
and through the executive committee

458
00:18:37,380 --> 00:18:39,660
that would provide incentive to sell those

459
00:18:39,660 --> 00:18:41,310
to owner occupants.

460
00:18:41,310 --> 00:18:43,380
So those are other areas
that we're focused on

461
00:18:43,380 --> 00:18:44,880
with the White House and with Congress.

462
00:18:44,880 --> 00:18:46,380
And our expectation is

463
00:18:46,380 --> 00:18:49,020
that this will be done
in a bipartisan way.

464
00:18:49,020 --> 00:18:51,420
Typically what happens
is that they try to see

465
00:18:51,420 --> 00:18:54,060
what they can throw into
a reconciliation package.

466
00:18:54,060 --> 00:18:55,590
Those meetings have happened.

467
00:18:55,590 --> 00:18:58,980
We have been encouraging that
another bite at that budget.

468
00:18:58,980 --> 00:19:02,040
Apple could include housing
affordability provisions,

469
00:19:02,040 --> 00:19:04,770
but it is a partisan
process when it happens

470
00:19:04,770 --> 00:19:05,790
through reconciliation.

471
00:19:05,790 --> 00:19:09,060
So we're not fully sure
if that's going to be able

472
00:19:09,060 --> 00:19:10,560
to happen, which is why we're making sure

473
00:19:10,560 --> 00:19:12,210
to focus on both sides of the aisle

474
00:19:12,210 --> 00:19:14,250
and around the country on any ways

475
00:19:14,250 --> 00:19:15,600
to push these policies forward.

476
00:19:15,600 --> 00:19:18,930
- And we, we lay the
groundwork for this over years,

477
00:19:18,930 --> 00:19:20,040
not weeks and months.

478
00:19:20,040 --> 00:19:22,320
And, and that's why we're so
successful in the tax reform

479
00:19:22,320 --> 00:19:24,900
bill, is we'd been
conducting original research

480
00:19:24,900 --> 00:19:27,540
and laying the groundwork
for several years ahead of

481
00:19:27,540 --> 00:19:29,040
that bill knowing that it was coming.

482
00:19:29,040 --> 00:19:31,470
So we just got a news alert
on our phones right now

483
00:19:31,470 --> 00:19:34,740
as we were recording this about
a big housing meeting taking

484
00:19:34,740 --> 00:19:36,660
place tomorrow on Capitol Hill

485
00:19:36,660 --> 00:19:38,220
that quoted the National Association

486
00:19:38,220 --> 00:19:41,070
of Realtors Research right
there in the opening paragraph

487
00:19:41,070 --> 00:19:42,180
of the, of the story.

488
00:19:42,180 --> 00:19:43,710
So that just shows you

489
00:19:44,640 --> 00:19:49,530
how our research keeps driving
the progress in the, in all

490
00:19:49,530 --> 00:19:51,360
of this and results and

491
00:19:51,360 --> 00:19:52,360
- Results and results.

492
00:19:52,360 --> 00:19:56,550
- Well Shannon, thank you for
this insight about what is

493
00:19:56,550 --> 00:19:58,350
to come here in 2026 and,

494
00:19:58,350 --> 00:20:00,750
but you know, that means
it's, it's closing time.

495
00:20:00,750 --> 00:20:03,360
- Okay. New year, new resolution.

496
00:20:03,360 --> 00:20:05,580
I'm going to start
flipping the script here

497
00:20:05,580 --> 00:20:08,520
and Patrick, it's closing time.

498
00:20:08,520 --> 00:20:10,230
Why don't you let our dear listeners know

499
00:20:10,230 --> 00:20:13,530
what you've been working on
over the past several weeks,

500
00:20:13,530 --> 00:20:15,125
months that's coming up here. Who

501
00:20:15,125 --> 00:20:17,370
- I get a closing time this year. Okay.

502
00:20:17,370 --> 00:20:19,260
- Just this once.
- Well, you know, this is exciting

503
00:20:19,260 --> 00:20:23,070
because here in a couple
of weeks we have our second

504
00:20:23,070 --> 00:20:26,040
annual advocacy week coming up,

505
00:20:26,040 --> 00:20:28,980
which is our training conference
for some of our, you know,

506
00:20:28,980 --> 00:20:31,710
i, I really hesitate
to even talk about this

507
00:20:31,710 --> 00:20:33,060
because everyone that doesn't get

508
00:20:33,060 --> 00:20:35,580
to go is gonna be peanut
butter and jealous. It's

509
00:20:35,580 --> 00:20:36,580
- B
- Bj.

510
00:20:36,580 --> 00:20:38,340
I, I mean it is such a great conference.

511
00:20:38,340 --> 00:20:42,600
It's three days in Washington
DC of training sessions

512
00:20:42,600 --> 00:20:44,250
for all of our volunteer leaders.

513
00:20:44,250 --> 00:20:47,650
We have bipartisan speakers from former

514
00:20:47,650 --> 00:20:49,120
and democratic administrations.

515
00:20:49,120 --> 00:20:50,770
We have members of Congress coming,

516
00:20:50,770 --> 00:20:52,750
we're expecting all four chairs

517
00:20:52,750 --> 00:20:54,910
of the Congressional Real
Estate caucus to come speak

518
00:20:54,910 --> 00:20:56,200
to our advocacy leaders.

519
00:20:56,200 --> 00:20:58,990
We have two former members of
Congress who are great friends

520
00:20:58,990 --> 00:21:01,330
of the real realtors, Joe Crowley

521
00:21:01,330 --> 00:21:04,000
and also Jamie Herrera Butler, a Democrat

522
00:21:04,000 --> 00:21:05,890
and a Republican will come to speak.

523
00:21:05,890 --> 00:21:08,680
And then we have this amazing
policy forum that used

524
00:21:08,680 --> 00:21:11,440
to be a separate event and
now we have tacked it onto the

525
00:21:11,440 --> 00:21:13,150
end of advocacy week.

526
00:21:13,150 --> 00:21:14,710
And it is now one

527
00:21:14,710 --> 00:21:19,300
of the biggest policy forums in

528
00:21:19,300 --> 00:21:21,610
Washington DC We were talking last year,

529
00:21:21,610 --> 00:21:25,000
we had 1200 people at our policy forum.

530
00:21:25,000 --> 00:21:28,870
And not only the folks
who came to advocacy week

531
00:21:28,870 --> 00:21:31,120
for their training, but
also all the people from

532
00:21:31,120 --> 00:21:34,180
inside the beltway that we
invited from the policy world

533
00:21:34,180 --> 00:21:36,670
and think tanks and
congressional staff and,

534
00:21:36,670 --> 00:21:38,020
and the whole, the whole round.

535
00:21:38,020 --> 00:21:39,970
So it's a great week

536
00:21:39,970 --> 00:21:44,410
and one really cool
aspect of the week is that

537
00:21:44,410 --> 00:21:46,390
we're having an opening reception

538
00:21:47,230 --> 00:21:49,780
at the National History Museum,

539
00:21:49,780 --> 00:21:51,640
a National Museum of American History.

540
00:21:51,640 --> 00:21:52,690
And a lot of people dunno this,

541
00:21:52,690 --> 00:21:54,040
but the national associ generation

542
00:21:54,040 --> 00:21:57,040
of realtors has a permanent
exhibit in that museum

543
00:21:57,040 --> 00:21:58,060
to American Housing.

544
00:21:58,060 --> 00:22:00,370
And I did a walkthrough
of it the other day

545
00:22:00,370 --> 00:22:02,470
and it's just a really cool exhibit.

546
00:22:02,470 --> 00:22:04,600
I mean, you think, oh,
an exhibit to housing.

547
00:22:04,600 --> 00:22:07,390
I mean, you know, that's
not a tyrannosaurus Rex

548
00:22:07,390 --> 00:22:09,490
or a space shuttle, you know,
like wait for, you know,

549
00:22:09,490 --> 00:22:11,110
like some of these
other museums and stuff.

550
00:22:11,110 --> 00:22:12,700
It's actually a really great exhibit.

551
00:22:12,700 --> 00:22:17,200
They have this house that sat
on a corner in Massachusetts

552
00:22:17,200 --> 00:22:21,670
and they brought it to the
museum and it's in the museum.

553
00:22:21,670 --> 00:22:24,250
And then as you go around the house, you,

554
00:22:24,250 --> 00:22:26,350
you learn about all the
families that lived in it

555
00:22:26,350 --> 00:22:30,220
and they run the gambit
from like super blue collar

556
00:22:30,220 --> 00:22:35,220
to like a almost like early
level re revolutionary like

557
00:22:35,260 --> 00:22:36,910
aristocratic families.

558
00:22:36,910 --> 00:22:37,900
It's like all different types

559
00:22:37,900 --> 00:22:38,860
of people have lived in this house.

560
00:22:38,860 --> 00:22:40,930
It's a really cool exhibit.
So anyway, absolutely

561
00:22:40,930 --> 00:22:43,000
- That's, if you haven't
been encouraged to come

562
00:22:43,000 --> 00:22:45,820
to DC you should go and visit the museum.

563
00:22:45,820 --> 00:22:49,210
Sorry, if you can't make it
for advocacy week, that is a

564
00:22:49,210 --> 00:22:51,340
well invite only because of the training,

565
00:22:51,340 --> 00:22:54,940
but you can follow along on
advocacy week, do realtor

566
00:22:54,940 --> 00:22:56,770
- Or you can get involved

567
00:22:56,770 --> 00:22:59,590
and get on an advocacy leadership track.

568
00:22:59,590 --> 00:23:02,380
- So a committee or much
new year inspiration here.

569
00:23:02,380 --> 00:23:03,445
- Get on a committee and get on a

570
00:23:03,445 --> 00:23:04,660
- Committee
- And and, and get

571
00:23:04,660 --> 00:23:06,400
- Involved. Well, you
have tons of them. Tons.

572
00:23:06,400 --> 00:23:09,040
- Well thank you so much for
giving me the opening closing

573
00:23:09,040 --> 00:23:11,110
time of the year and the whole point

574
00:23:11,110 --> 00:23:13,600
of me telling this story is
we will be doing next month's

575
00:23:13,600 --> 00:23:15,460
episode live from advocacy week.

576
00:23:15,460 --> 00:23:17,020
So that was sort of the whole point.

577
00:23:17,020 --> 00:23:18,250
- Plenty to cover

578
00:23:18,250 --> 00:23:19,250
- Buried the lead there.

579
00:23:19,250 --> 00:23:22,360
So we will see you next month,
live from advocacy week in DC

580
00:23:22,360 --> 00:23:24,790
and have a great new year.

581
00:23:24,790 --> 00:23:27,250
- Happy new Year.
- So that's the scoop.

582
00:23:27,250 --> 00:23:29,800
Thank you to everyone
listening to this podcast.

583
00:23:29,800 --> 00:23:31,000
Please be sure to subscribe

584
00:23:31,000 --> 00:23:33,310
and share wherever you get your podcast.

585
00:23:33,310 --> 00:23:36,010
And meet us right back here
for more advocacy scoop

586
00:23:36,010 --> 00:23:37,750
- Next time.

587
00:23:37,750 --> 00:23:40,960
Realtors are members of
the National Association

588
00:23:40,960 --> 00:23:41,793
of Realtors.