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America Faces 5.5 Million Home Shortfall

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  Published in House and Home on Friday, January 23rd 2026 at 5:58 GMT by WGME
      Locale: UNITED STATES

A Decade of Underbuilding and the Scale of the Problem

It's no exaggeration to state that America is experiencing a housing crisis. Estimates from the National Association of Realtors (NAR) place the shortfall at a staggering 5.5 million homes nationwide. This isn't a sudden development; it's the culmination of decades of underbuilding. The 2008 financial crisis brought construction to a near standstill, leaving a massive hole in the housing supply. Simultaneously, increasingly restrictive zoning laws across the country limited the density and type of housing permitted, exacerbating the issue. These regulations, often intended to preserve neighborhood character, have inadvertently stifled growth and contributed to skyrocketing prices.

"The core issue isn't a lack of willingness to build; it's a lack of opportunity," explains Mike Baselice, a housing economist at Zelman & Associates. "For years, we simply haven't built enough units to accommodate population growth and the formation of new households."

Trump's Proposal: Zoning Reform and Tax Incentives

Trump's plan centers around encouraging states and local governments to revise their zoning regulations. The core tenets include allowing for greater density through multi-family housing developments, reducing minimum lot size requirements, and offering tax incentives to developers who choose to build in areas previously subject to restrictive zoning. The aim is to unlock a pipeline of new construction and increase the overall housing stock.

The Hurdles Beyond Zoning: A Complex Economic Landscape

While deregulation could undoubtedly provide a boost to construction, experts caution that it's a partial solution at best. The current economic climate presents significant roadblocks. Persistently high interest rates remain a primary deterrent for both potential homebuyers and developers seeking financing for new projects. The cost of building materials, although slightly improved from their peak in 2022 and 2023, remains elevated compared to pre-pandemic levels.

"Zoning is certainly a contributing factor," Baselice clarifies, "but it's not the single determinant. High interest rates and material costs are substantial barriers that will continue to impact construction, regardless of zoning changes."

Furthermore, the plan faces resistance at the local level. Many communities, wary of increased density and potential strains on existing infrastructure - schools, roads, and utilities - are hesitant to adopt sweeping zoning reforms. Successfully implementing Trump's plan will require significant negotiation and potentially, federal incentives to overcome this local opposition.

Beyond Quantity: Concerns about Quality and Affordability

Even if increased construction is achieved, concerns linger about the quality and affordability of the new housing. Critics worry that a rush to build, driven by relaxed regulations, could lead to lower construction standards and a concentration of smaller, less desirable units. Without careful planning and stringent regulations, increased density could exacerbate existing infrastructure issues and create overcrowded conditions.

Jerry Howard, president of the National Association of Home Builders, emphasizes the need for a balanced approach. "We need to build more homes, absolutely, but we must ensure that the new housing is not only plentiful but also affordable and well-designed to meet the needs of diverse communities."

Looking Ahead: A Multi-Faceted Approach Required

The success of Trump's housing plan hinges on its ability to stimulate substantial construction while simultaneously addressing the broader economic factors impacting the housing market. Simply loosening zoning regulations won't magically solve the crisis. A comprehensive strategy likely requires coordinated efforts including federal investment in affordable housing programs, incentives for innovative construction techniques to lower material costs, and potentially, direct interventions to lower interest rates to encourage homeownership and development. The 5.5 million-home deficit represents a significant challenge for the American economy and requires a thoughtful, multifaceted solution, not just a zoning reform initiative.