TOGETHER WITH LIBERTAS & EXP REALTY
By Tim & Julie Harris · March 20, 2026
👀 Something Is Shifting in Housing… Are You Seeing It Yet?
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The government is now targeting all three root causes of the housing shortage at once. Not one policy. Not one lever. All three structural problems — cost, construction speed, and access to financing — are being addressed simultaneously.
BY THE NUMBERS
~24%
Of a home's price is pure regulation cost
$90K+
Average regulatory burden per new home
50%
Of home cost in markets like California is compliance
6%
Where rates sit now — with downward policy pressure
Each shift on its own would move the market. Together, they represent the most significant policy realignment in housing in years.
Here's what's happening and what it means for your pipeline. 👇
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THE FIVE SHIFTS — WHAT'S CHANGING AND WHY IT MATTERS
Supply
1. Build faster — the supply bottleneck is being unlocked
For years, builders have been stuck waiting on permits, environmental reviews, and multi-layer approvals. Delays of 6–24 months were common — some projects stalled for years. Streamlined approvals and fewer regulatory hurdles are now changing that.
18–24mo
Old build timeline
9–12mo
Projected new timeline
30–50%
Potential time reduction
Translation: More homes hitting the market sooner — and at more competitive price points.
Cost
2. Lower costs — attacking the hidden tax on housing
About 24% of a new home's price is pure regulation cost — impact fees, compliance mandates, required upgrades buyers never asked for. In multifamily it's over 40%. In California, up to 50%. Reductions in mandates and compliance costs are now on the table.
$20–25K
Impact fees per home
$20–50K+
Potential savings per home
Translation: Even modest reform directly expands the pool of buyers who can afford to purchase.
Supply
3. More inventory — modular and manufactured housing unlocked
Restrictions on modular housing, manufactured homes, and alternative construction methods are being loosened. The result is faster builds, lower-cost options, and more entry-level inventory — the segment that has been nearly impossible to serve for years.
Translation: More choices for buyers at accessible price points — and more transactions for agents.
Financing
4. Easier financing + appraisal reform — the sleeper story
Lending rules are loosening. Fannie and Freddie support is increasing. The appraisal process is being reviewed — and that last one matters more than most agents realize. Low appraisals kill deals or force painful renegotiations.
Outdated comps hold back rising markets. More accurate valuations mean fewer transactions falling apart in the final stretch.
Translation: More buyers qualify. More deals close. Fewer fall apart over appraisal gaps.
~6%
5. Rates: stabilizing with active downward pressure
Rates recently dipped below 6% before settling back into the low 6s. Policy is actively pushing toward lower borrowing costs and expanded mortgage access.
This is a range — not a spike. Buyers are adjusting. Demand is already returning.
How all five connect — the agent's timeline
📍 Now · Financing becomes more accessible
More buyers qualify as lending rules loosen and appraisals improve — demand returns before new supply arrives
📍 6–12 months · New builds accelerate
Streamlined approvals and modular construction begin adding inventory — entry-level supply starts filling in
📍 12–24 months · Cost reductions hit the market
Regulatory reform works through the pipeline — new homes arrive at lower price points, expanding buyer participation further
📍 The compounding effect · More buyers + more supply = more transactions
Agents who understand and can explain this cycle will win trust — and listings — throughout every stage
Your client script — keep it this simple
"The government is making it easier to build homes and easier to finance them — so more inventory is coming, and more buyers can participate."
Want to start winning listings before your competition figures this out? Free coaching, instant access, no catch → PremierCoaching.com or text 512.758.0206
— Tim Harris
Tim & Julie Harris® Real Estate Coaching
https://whylibertas.com/harris
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