Greystone, a prominent commercial real estate finance firm, is expanding its affordable housing portfolio with the launch of its first national multi-investor Low-Income Housing Tax Credit (LIHTC) fund. Led by industry veterans Greg Voyentzie, Sarah Laubinger, and Todd Jones, the fund aims to raise $100 million and is expected to close by early next year.  

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The new venture leverages Greystone's existing strength in affordable housing lending to offer a comprehensive suite of financing solutions for developers. The company plans to develop proprietary tools to streamline deal evaluation and management, enhancing investor returns and driving positive community impact.  

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(Image Source: AHF)

Homelessness is rising in the US, with a growing number of employed people now unable to afford housing due to high rents. Plumbers, delivery workers, pizzeria employees, casino supervisors and other working class Americans are becoming the new face of homelessness.

Rising costs and a lack of affordable housing options are forcing people to sleep in cars, motels or even public spaces. The situation is particularly difficult for those who don't qualify for government assistance due to their income but cannot afford rent on their own. Experts say increasing rental assistance and building more affordable housing are some ways to address this issue.

In Traverse City, Michigan, businesses were booming but new employees struggled to find housing due to rising costs and gentrification. Addressing this, Chris Treter, alongside a coalition including a local lawyer and entrepreneurs, spearheaded the development of Commongrounds, a mixed-use cooperative designed to offer affordable living and business spaces. They funded this $20 million project through a novel crowdfunding effort, raising substantial capital from nearly 500 local investors and additional community members who supported the cooperative model. This approach not only financed the project but also ensured community involvement and governance. The result is a vibrant facility featuring affordable apartments, commercial spaces, and community services, fully occupied and serving as a model for sustainable, community-driven development in gentrifying areas.

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(Image credits: Taylor Ballek for New York Times)

After Kathy Hochul's failed New York Housing Compact plan last year, New York State is trying again to tackle its severe housing crisis. According to anonymous sources close to the deal, New York state leaders have reportedly reached a tentative agreement on a legislative plan to tackle the crisis and will be presented to the full Senate and Assembly on Monday. The framework of the deal offers incentives for both developers and tenants. Developers would receive significant tax breaks to develop more affordable units, while tenants would benefit from enhanced protections against eviction in certain cases. Additionally, the agreement would allow landlords of rent-stabilized apartments to raise rents for renovation costs and eliminate size restrictions on new Manhattan apartment buildings, fulfilling long-standing desires of city officials.

Los Angeles Mayor Karen Bass took office in 2022 and since then, has been making a big push to address homelessness, particularly in Venice Beach. Mayor Bass initiated the Inside Safe program to provide motel rooms for homeless residents, resulting in cleaner sidewalks and parks in Venice Beach. However, challenges persist, including budgetary constraints and the need for permanent housing solutions. Critics accuse Bass of prioritizing aesthetics over long-term solutions, while supporters applaud her urgency in tackling the crisis. Despite progress, concerns remain about the sustainability and effectiveness of current efforts, highlighting the complex nature of addressing homelessness in Los Angeles.

In California, state and local governments have allocated substantial funds for affordable housing initiatives. Despite widespread acknowledgment of the need for affordable housing, publicly funded initiatives face challenges such as labor agreements and bureaucratic processes, which can inflate costs and slow down construction. Many private firms are moving away from a reliance on government funds, which according to them, drives up development cost owing to the red tape. Instead, these firms are exploring alternative financing models. 

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For example, SDS Capital Group is raising an impact fund from private investors, to build a 49-unit low-income housing project in South Los Angeles. While privately financed projects may still rely on government support for operation, recent regulatory changes have facilitated approvals and increased profitability for such developments. Concerns linger regarding the long-term maintenance and sustainability of privately funded housing projects, particularly regarding the welfare of residents and the availability of federal funding for rental assistance programs. Nevertheless, advocates see potential in private-equity models to drive down construction costs and inspire government reform in affordable housing initiatives.

There has been an emergence in partnerships between healthcare systems and affordable housing developers, such as the H3C project in New Orleans, aiming to integrate stable housing with better health outcomes. Supported by investments from entities like Aetna and Kaiser Permanente, these initiatives reflect a growing recognition among health organizations of the benefits of addressing housing insecurity. While healthcare systems are not acting as banks, they are bridging gaps in funding for affordable housing, leveraging resources to meet community needs and their own nonprofit requirements. Such collaborations extend beyond traditional housing projects to include specialized care facilities and initiatives targeting populations with the greatest needs. Additionally, healthcare systems are exploring innovative approaches, including utilizing their land assets and collecting data to inform future partnerships and interventions aimed at addressing health and housing disparities.

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Photo by Nice Trip on Unsplash

Leaders in New York’s State Senate are set to propose sweeping legislation to counter the growing housing crisis in the state of New York. The proposed legislation by leaders in New York’s State Senate aims to address the housing crisis through several key points:

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• Creation of a new public benefit corporation to finance housing construction on state-owned land, inspired by the Mitchell-Lama program.
• Introduction of a new developer tax break with stronger affordability protections than the previous 421a program.
• Inclusion of "good cause eviction" legislation to restrict landlords' ability to evict tenants and justify rent hikes.
• Push for more construction of larger residential buildings in Manhattan and legalization of basement units.
• Requirement for condos and rentals built through the program to be affordable to middle-income households.

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The proposal will be released as part of the One House budget bill, to incentivize significant new development while supporting landlords and tenants. However, its success hinges on gaining support from both houses of the Legislature and the governor, with details such as financial viability and inclusiveness of tenant protections remaining crucial factors.

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Photo by Jan Folwarczny on Unsplash

Rising rents and reduced working hours during the COVID-19 pandemic have left many U.S. renters struggling to make ends meet, with a record 50% paying over 30% of their income on rent and utilities, per Harvard University's report. The unaffordability trend saw the most significant jump among households earning $30,000 to $74,999 annually, with a third of full-time renters still being heavily cost-burdened. Even lower-income renters, already facing severe challenges, experienced a further increase to 83% being cost-burdened. The report attributes the homelessness surge to a severe housing shortage and rising rent costs, exacerbated by a lack of affordable housing options. Despite a cooling housing market, the cost of construction has hit record highs leading to the construction of predominantly high-end apartments. This is further contributing to a growing affordability gap, with median rents outpacing income growth since 2001. The situation has increased demand for federal housing subsidies, which remain underfunded and insufficient.

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Photo by Levi Meir Clancy on Unsplash

According to a new report by State Comptroller Tom DiNapoli, housing costs in and around New York City have surged by 68% between 2012 and 2022, outpacing other major U.S. metropolitan areas, The average household's housing expenses in New York City and Nassau, Suffolk, Rockland and Westchester counties rose from $18,000 to $30,300 during this period. Across the nation, housing costs make up 34% of average household expenses, whereas for New Yorkers, this has reached a record high of 40%. Over half of New York households are now "rent-burdened," spending at least 30% of income on housing. According to Deputy Comptroller Rahul Jain, the deadly combination of too-little housing production and too-high rent is responsible for increased evictions and a high rate of homelessness. Although he believes that the government is making smart policy choices, he emphasizes on the need to speed up efforts. 

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According to a recent market study report by Arizent, where the company surveyed professionals across different financial segments such as banking, insurance, mortgage, technology etc, there is a range of different opinions about AI. Most respondents have concerns over job displacement and ethical considerations persist, especially regarding generative AI's accuracy and fairness. The general attitude among mortgage professionals is to be hyper cautious towards adopting generative AI, and they citied uncertainty and budget constraints as top considerations. Some of the main concerns of industry professionals regarding the adoption of AI includes loss of personalized customer interactions and job security. Despite apprehensions, there's acknowledgment of AI's potential to enhance efficiency and job performance, with expectations of AI handling a significant portion of tasks within the next five years. While efficiency gains are anticipated across various industries, banking professionals foresee AI primarily bolstering fraud protection.

In 2024, the rental market is poised for transformation with two key factors: the growing impact of artificial intelligence (AI) tools and heightened competition among the multifamily rental market. A survey by AppFolio indicates that nearly half of property management professionals either use AI or plan to adopt it. Property managers face the challenge of maintaining high occupancy rates amidst a competitive market, with delinquencies identified as a top threat. To thrive in this changing landscape, property managers are leveraging AI to enhance operational efficiency, streamline tasks, and improve employee satisfaction, while also focusing on understanding resident expectations and offering digital services to attract and retain modern renters. A strategic technology approach is crucial for success in 2024 and beyond.

Photo by Towfiqu barbhuiya on Unsplash

In 2021 and 2022, the commercial real estate sector experienced a surge in proptech adoption, leading to increased investment. However, a recent report from the Center for Real Estate Technology and Innovation highlights a slowdown in momentum during 2023, attributed to factors such as inflation and geopolitical uncertainty. Venture capital investment in proptech witnessed a significant decline of 42% in 2023, amounting to $11.38 billion, compared to the previous year's total of $19.75 billion and the peak of $32 billion in 2021. Notably, the multifamily segment is being hailed as resilient, owing to continued robust activity in technologies targeting this space. What remains popular are technologies that help solve consumer problems, like reducing fraud.

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(Photo by Luis Villasmil on Unsplash)

Retail giant Amazon announced on Wednesday the launch of a new pilot program designed to assist moderate-income families in three different U.S. communities with the purchase of up to 800 homes, in partnership with the National Housing Trust (NHT).

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The initiative will include $40 million to assist residents in the Puget Sound, Washington, Arlington, Virginia, and Nashville, Tennessee communities, the company said. Amazon says the investment will “help moderate-income residents in these communities to purchase homes as a path to help build generational wealth.”

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The nonprofit NHT will use the funds from Amazon’s program to acquire and build affordable homes for sale in partnership with a network of local organizations - Habitat for Humanity Seattle-King & Kittitas Counties serving the Puget Sound region; the African Community Housing & Development (ACHD) and Homestead Community Land Trust both serving King County, Wash., the Douglass Community Land Trust in Washington, D.C. and The Housing Fund serving Nashville.

Developers are analyzing how to take advantage of Florida’s new legislation, which will set aside over $700 million in funding, create tax breaks, and provide zoning-related incentives for affordable and workforce housing developments. 

The law could contribute to a new boom in housing development, from entirely affordable buildings to mixed-income towers on commercial sites that developers are now looking to purchase, experts say. The Live Local Act, which Gov. Ron DeSantis signed last week, aims to help fill financing gaps, making more developments economically feasible. What is still crucial, attorneys and developers said, is combining that with incentives on the local level. he new legislation sets aside $259 million in SAIL (State Apartment Incentive Loan) funds. It also promises $252 million in SHIP (State Housing Initiatives Program) funding to incentivize local governments to partner with developers preserving or building new housing. The law goes into effect July 1. Developers are expected to apply for incentives this summer, and receive funds next year. If developers don’t have to pay property taxes (beginning in 2024), they can count on a project generating more net operating income, which means they can borrow more debt. Ultimately, that means they could develop more units, experts said. The huge increase in construction costs — including the price of land, debt, labor and materials — and insurance have contributed to the lack of affordable housing.

The Live Local Act aims to remedy some of that. It will put $100 million in non-recurring funds into a competitive loan program that developers could tap to cover inflation-related cost increases for Florida Housing and Finance Corporation-approved multifamily developments that haven’t broken ground yet.

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Image: Brian Sidman, Keith Poliakoff, J.C. De Ona and Jake Morrow (Source: Getty)

With climate change making severe weather events more common and the area’s housing crisis increasing the number of people who need support, the operation of the shelters is taking an increasing toll on county and city officials and budgets, as well as the community volunteers whose labor the region relies on to run the shelters.

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Image credits - Mika Baumeister/Unsplash

In recent years, Florida has become one of the least affordable places to live in the nation, making affordable housing one of the top issues impacting Floridians. While the state’s reputation as a place for leisurely coastal living has made it a popular retirement destination for seniors, Florida has also seen an influx of young, high-earning professionals from states like New York, where the median home price is nearly double that of Florida’s. While individuals from states like New York or California — two states with some of the highest average incomes in the country — may find Florida to be more affordable, everyday Floridians are paid lower wages on average and renters in Florida have historically been more cost-burdened than any other state in the nation. In the span of just two years, median rent prices increased by over 30 percent across the state, from about $1,340 in February 2020 to roughly $1,760 in February 2022. To afford a modest one-bedroom rental home at fair market rent, a person earning $10 per hour (the state’s minimum wage for most of 2022) would need to work 86 hours per week.

Modular housing is seen as a solution to housing shortages, offering efficiency, and cost reduction, but many companies like Katerra and Veev have failed to achieve financial viability. What is ailing the manufactured homes market? Experts believe over-regulation by the Government in the form of restrictive zoning laws, hinders industry growth for these companies. They are unable to build at scale and therefore, unable to turn a profit. Perceptions of inferiority and a lack of consistent demand pose challenges as well. The Biden administration has proposed easing regulations but it's still a long road ahead for companies that are working in this space.

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Photo by Blake Wheeler on Unsplash

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In a bold initiative to tackle New York's housing crisis, the city is adopting a novel approach: incentivizing homeowners to convert their garages and attics into additional living spaces by offering to pay them. NYCHPD Commissioner Adolfo Carrion Jr. announced on Nov 21, the launch of a new pilot program called “Plus One ADU”. The pilot program will make available $395,000 in funding through HPD and $2.6 million in grant funding from New York State Homes and Community Renewal (HCR). Applications are now open for qualified homeowners to build “accessory dwelling units,” or ADUs, which have proven to be one of the most effective local solutions to tackle housing affordability and offer additional living space for multi-generational housing.  

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Currently, the program aims at offering 15 owners of single-family homes the funding needed to build detached units or retrofitting basements. Each owner will receive up to $400,000. The eligibility criteria is based on income, and a family of four will have a ceiling of $232,980, with lower-income households being prioritized. The rents in these ADUs will be capped at around $2,600 for a one-bedroom apartment.

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(Image credits: Adobe stock images)

The Federal Housing Administration (FHA) has announced updated appraisal requirements for the valuation of manufactured homes certified under Fannie Mae's MH AdvantageTM and Freddie Mac's CHOICEHome® programs. These updates, unveiled by Federal Housing Commissioner Julia Gordon at a conference in Chicago, align FHA appraisal requirements with industry standards, aiming to enhance the valuation of these homes for borrowers seeking FHA-insured mortgages. The changes support the Biden-Harris Administration's Housing Supply Action Plan and its goal of increasing the availability and affordability of manufactured housing. The updated policy allows appraisers to use appropriate site-built-home comparable sales when there are insufficient comparable sales for certified manufactured homes, removing a roadblock to the effectiveness of FHA programs in serving buyers of these energy-efficient and affordable homes.

California Governor Gavin Newsom signed a new law aimed at addressing the state's ongoing homeless crisis. The law allows religious institutions and nonprofit colleges to rezone their properties for low-income housing, bypassing local permitting and environmental review rules. This "YIGBY" (Yes in God's Backyard) initiative seeks to utilize surplus land and underutilized parking lots for housing. It is seen as a significant step in combating homelessness, as California is home to nearly a third of all homeless people in the U.S. The law will be in effect from 2024 until 2036 and is expected to unlock opportunities for housing development across the state. Additionally, Governor Newsom signed another housing bill extending the life of a law that streamlines rules for housing projects, further promoting housing construction in California. However, the legislation faced opposition from various cities and environmental groups. The state's ongoing efforts to address homelessness also include the construction of 1,200 tiny homes in four cities.

A coalition of trade associations, including CHLA, NAR, and ICBA, has called on the Biden administration to address the historically large spread between 30-year mortgage rates and 10-year Treasuries. The spread, currently over 300 basis points, far surpasses the historic norm of around 150 basis points. The trade groups have urged the Federal Reserve to change its policy, maintaining its stock of mortgage-backed securities (MBS) and suspending runoff until the spread stabilizes. They also recommend amending preferred stock purchase agreements (PSPAs) to enable Fannie Mae and Freddie Mac to purchase their MBS temporarily. These actions could potentially reduce mortgage rates by 100 to 150 basis points, providing market certainty amid rising rates.

Although Texas builds more homes than any other state, it’s not building enough to keep up with its massive population and economic growth, leading to historically high housing costs, according to housing advocates, builders and real estate experts. By some estimates, the state is short hundreds of thousands of homes.A sweeping agenda to slow Texas’ substantial rise in housing costs by reining in local regulations that opponents say get in the way of building new homes has died quietly in the Texas Legislature.

As rents skyrocketed in the aftermath of the pandemic and have continued squeezing Nevadans in the last year, local officials on numerous occasions stressed state law restricted them from taking action to address the housing crisis. Now given a chance to weigh in on legislation that would clarify their authority, local governments have been mostly silent on the matter.

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Image credits - iStockPhoto

Many in New York hoped that the final version of the state’s $229 billion budget would include provisions to prevent cities and towns from limiting themselves exclusively to the construction of single-family homes. However, the Governor's Housing Compact plan was abandoned when it proved too controversial to keep budget negotiations with the Legislature moving along. Read about what this missed opportunity could cost the state.

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Photo by Tom Rumble on Unsplash

On January 10, 2023, Governor Kathy Hochul announced a statewide strategy to address New York’s housing crisis. This new plan, named The New York Housing Compact, aims to build 800,000 new homes over the next decade to meet the state’s historic housing shortage.‍

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Hochul’s Compact would have boosted housing production in New York City’s suburbs, by overriding local planning boards that limit most land to single-family detached homes. However, it didn't make it past the State Budget after heated negotiations at the State Legislature.

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What is next for New York's affordable housing future?

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Imade credits - Mike Groll/Office of Governor Kathy Hochul