In the past week, a range of significant developments have emerged, reflecting both the potential and the persistent hurdles in affordable housing across the U.S.—from federal initiatives under review to local tax measures, newly approved housing projects, and competition for county-level funding. Here’s a look at some of the most impactful stories.

1. National Policy: What the Trump Administration Might Do

A recent article in HousingWire outlines 10 levers that the Trump administration is reportedly looking into in order to tackle—or critics argue, “attack”—housing affordability.

These include:

• Declaring a national housing emergency to enhance the federal government’s rhetorical and potentially regulatory influence.
• Auctioning off or otherwise making federal land available for housing development, which could create opportunities for single-family sites and help developers lower land acquisition costs.
• Encouraging local governments to expedite permitting processes and adopt denser zoning policies (“middle housing,” accessory dwelling units, etc.).
• Reducing “closing costs” including unnecessary fees (appraisal, title, underwriting, credit reporting, etc.) and easing the burden of private mortgage insurance (PMI).
• Introducing different mortgage product designs, such as longer-term fixed-rate loans (40 years), adjustable-rate mortgages, and piggyback loans, alongside options for multigenerational households.
• Altering mortgage spreads and possibly changing the regulation of Fannie Mae and Freddie Mac, including their conservatorship status.

If these measures are enacted, they could influence both homeownership affordability and rental conditions, significantly affecting low-income families and programs like Section 8 (through supply, rental costs, housing quality, etc.).

However, it’s important to note that these proposals are being discussed alongside troubling budget recommendations. As we highlighted on our Section8Search blog, a proposed 51% reduction to federal housing programs could strip essential resources from families in need, potentially undermining the very affordability solutions being championed and leaving vulnerable households with fewer options and diminished support.

2. GOP Priorities & Showcase at HUD

On September 12, Republicans in Congress, led by House GOP Conference Chair Lisa McClain, hosted a HUD Innovative Housing Showcase on the National Mall, as detailed in a press release.

They highlighted several key policies:

• The permanent expansion of the Low-Income Housing Tax Credit (LIHTC) and the New Markets Tax Credit, aimed at boosting investment in affordable housing and low-income communities.
• Making the Opportunity Zones program permanent, to stimulate investment in rural and economically distressed areas.
• Eliminating regulatory obstacles, fostering public-private partnerships, and reducing costs. Additionally, utilizing tax policy (e.g., the SALT deduction) to assist homeowners.

These initiatives are part of the broader push at the federal level, often aligning with ongoing proposals regarding regulatory reform and incentives.

3. Project Spotlight: Riverhavn in Stoughton, Wisconsin

In more tangible news, the Riverhavn development near Madison, Wisconsin has gained approval.

• This $76 million, two-phase project will provide 250 apartments, combining market-rate and affordable units.
• Phase one, set to wrap up by late 2027, will feature 122 units: 101 aimed at households earning 60% of area median income (AMI), and 21 market-rate.
• Construction for the first phase is projected to last approximately 14 months, with phase two expected to complete by 2030.
• This initiative involves a public-private partnership, the utilization of low-income housing tax credits, tax incremental financing (TIF), brownfield grants, as well as private loans and equity. Notably, the city sold the land for just one dollar as part of the agreement.

This mixed-income approach can often aid in achieving affordability; however, its effectiveness in addressing the needs of very low-income households (such as those depending on Section 8 vouchers) relies heavily on local policies and rent dynamics.

4. Denver’s “Ghost Tax” / Vacant Units Fee Proposal

Denver is among the cities deliberating on a “Ghost Tax” (or vacant home/unit tax) to combat two interrelated issues: the high volume of vacant rental units and the shortage of affordable housing, alongside increasing homelessness.

Key details include:

• The Denver metro area reportedly has around 27,000 vacant or unrented units, while over 10,000 individuals are experiencing homelessness.
• This proposal would impose charges on landlords with empty units for a designated period of time (usually six months), with existing rent levels unchanged. The goal is to motivate owners to either rent, sell, or repurpose these properties.
• Proponents argue this could generate revenue and help alleviate housing costs. However, opponents—especially from landlord associations—caution that these expenses could be passed on to tenants and assert that the measure may be punitive and not effectively address the underlying supply problems.
• Denver recently attempted a ballot measure (Measure 2R) to raise sales tax for affordable housing, which narrowly failed, leading to exploration of alternative funding options like this one.

5. Maui County Seeks Applications for Affordable Housing Fund

On the county front, Maui, Hawai‘i, is offering positive news for developers and advocates: The Maui County Department of Housing has opened applications for projects under its FY 2027 Affordable Housing Fund.

Details include:

• The program invites proposals from public agencies, private non-profits, community land trusts, and for-profit organizations.
• Projects should cater to households earning at or below 140% of the median family income for Maui. Additional points will be awarded to those serving households with incomes between 81–140% AMI, that possess site control, have addressed off-site infrastructure needs, or utilize county-owned parcels.
• There’s a deadline: applications must be submitted by October 20, 2025.
• For context, in FY 2026, 15 projects received approximately US$57.6 million, translating into over 1,000 affordable housing units.

This serves as a reminder that local and county-level programs are essential, especially for families and individuals dependent on index-based rents or vouchers.

Final Thoughts

This week’s updates illustrate the diverse strategies communities are employing to promote affordable housing. From major discussions in Washington to local initiatives like taxing vacant homes and new developments breaking ground, every effort contributes to shaping the broader landscape.

For families utilizing Section 8, the most immediate relief stems from the push for new housing initiatives.