America's Rental Housing 2026

Join us for the release of our America's Rental Housing 2026 report.

The number of renters with housing cost burdens reached another record high in 2024, with nearly half of renter households spending more than a third of their income on housing. More recently, rents for new leases show modest declines and vacancy rates are ticking up as new demand softens. In this shifting landscape, the pace of multifamily construction—while still elevated—is cooling amid tough economic headwinds. However, as rents continue to cut into lower-income renters’ budgets, reductions in federal safety net programs are forcing state and local governments to stretch limited funds to fill the gaps. Meanwhile, the nation’s aging rental stock also faces growing investment needs that threaten access to safe, affordable homes.

Agenda

4:00 pm — Opening Remarks
Chris Herbert, Managing Director, Harvard Joint Center for Housing Studies

4:05 pm —  Presentation of Report Findings
Whitney Airgood-Obrycki, Senior Research Associate, Harvard Joint Center for Housing Studies

4:15 pm — Panel Discussion
Sue Ansel, President & CEO, Gables Residential 
La Shelle Dozier, CEO, Council of Large Public Housing Authorities
Chris Herbert, Managing Director, Harvard Joint Center for Housing Studies
The Honorable Mike Johnston, Mayor of Denver 
Ronda Kaysen, Real Estate Reporter, The New York Times (moderator) 

5:00 pm — End