Over the past week, several noteworthy developments highlight both the promise and the ongoing challenges in affordable housing in the U.S.—from federal policy levers under consideration, to local tax proposals, to housing projects getting approved, and county‐level funding competition. Below are a few of the biggest stories.

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1. National Policy: What the Trump Administration Might Do

A recent article in HousingWire outlines 10 levers the Trump administration is reportedly exploring to address—or critics say in some cases “attack”—housing affordability.

Some of these include:

• Declaring a national housing emergency to give the federal government more rhetorical and maybe regulatory leverage.
• Auctioning or otherwise making available federal land for housing development. This could free up land for single-family sites and reduce land acquisition costs for developers.
• Pressuring or incentivizing local governments to allow faster permitting and denser zoning (“middle housing,” accessory dwelling units, etc.).
• Cutting “closing costs” including junk fees (appraisal, title, underwriting, credit reporting, etc.), lowering PMI (private mortgage insurance) burdens.
• Product design changes in mortgages, e.g., longer‐term fixed rate loans (40 years), adjustable‐rate mortgages, piggyback loans, etc., as well as options that help multigenerational households.
• Reducing mortgage spreads, changing how Fannie Mae and Freddie Mac are regulated or their conservatorship status.

These ideas, if implemented, could affect both homeownership affordability and rental markets, and have knock-on impacts for low-income families and programs like Section 8 (via supply, rental costs, housing quality, etc.).

At the same time, these policy ideas are being floated alongside some deeply concerning budget proposals. As we shared on our Section8Search blog, a proposed 51% cut to federal housing programs would take critical resources away from families who need them most. Such a reduction could undermine the very affordability solutions being promoted, leaving vulnerable households with fewer options and less support.

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2. GOP Priorities & Showcase at HUD

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

Here are some of the policies they emphasized:

• Permanent expansion of the Low-Income Housing Tax Credit (LIHTC) and the New Markets Tax Credit, aimed at driving investment in affordable housing and low-income communities.
• Making the Opportunity Zones program permanent, to encourage investment in rural and economically distressed areas.
• Cutting regulatory barriers, fostering public-private partnerships, lowering costs. Also, using tax policy (e.g. the SALT deduction) to help homeowners.

These are part of the broader federal policy push, often overlapping with what’s being proposed elsewhere about regulatory reform and incentives.

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3. Project Spotlight: Riverhavn in Stoughton, Wisconsin

A more concrete project made headlines: The Riverhavn development near Madison, Wisconsin, has received approval.

• It’s a $76 million, two-phase project of 250 apartments, mixing market-rate and affordable units.
• In phase one (to be completed by late 2027), there will be 122 units: 101 of them affordable to households at 60% of area median income (AMI), and 21 market-rate.
• First phase construction is planned to take around 14 months. Phase two is projected to finish in 2030.
• Funding involves a public-private partnership, use of low-income housing tax credits, tax incremental financing (TIF), brownfield grants, plus private loans and equity. The city also sold the land for one dollar as part of the agreement.

This kind of mixed-income development is often helpful in balancing affordability, but whether it meets demand and the needs of very low-income households (e.g. those relying on Section 8 vouchers) depends on local policies and how rents scale.

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

Denver is one of the cities now considering a “Ghost Tax” (or vacant home / vacant unit tax) to tackle two intertwined issues: high numbers of vacant rental units and lack of affordable housing / rising homelessness.

Key points:

• There are estimates of ~27,000 empty or unrented units in the Denver metro area, while more than 10,000 people are experiencing homelessness.
• The proposal would charge landlords whose units remain empty for a certain period of time (often six months), with rents unchanged. The aim is to encourage owners either to rent, sell, or otherwise put these units into productive use.
• Proponents argue this could raise revenue and help lower the burden of housing costs. Opponents—particularly landlord associations—warn that the costs might be passed on to tenants, that the measure could be punitive, and might not address the underlying supply constraints.
• Denver recently had a ballot measure (Measure 2R) to raise sales tax for affordable housing, which narrowly lost, so this is one of several creative funding options being explored.

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5. Maui County Seeks Applications for Affordable Housing Fund

At the county level, in Maui, Hawai‘i, there is good news for developers and housing advocates: The Maui County Department of Housing has opened applications for projects under its FY 2027 Affordable Housing Fund.

Details include:

• The program is seeking proposals from public agencies, private non-profits, community land trusts, and for-profit entities.
• Projects should serve households at or below 140% of the median family income for Maui. Extra consideration (bonus points) will be given to those that serve households earning 81–140% AMI, that have site control, have off-site infrastructure requirements addressed, or use county-owned parcels.
• There is a deadline: applications are due by October 20, 2025.
• For context, in FY 2026, 15 projects were awarded about US$57.6 million, translating into more than 1,000 affordable housing units.

This is a reminder that local and county programs remain critical, particularly for families and individuals who rely on index‐based rents or vouchers.

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Final Thoughts

This week’s news highlights the many paths communities are taking to expand affordable housing. From big debates in Washington, to local ideas like taxing empty homes, to new communities finally breaking ground, every step plays a role in shaping the bigger picture.

For families using Section 8, the clearest help right now comes from building more affordable homes, adding local funding, and finding ways to cut unnecessary costs. Still, lasting relief will take deeper, long-term changes to ensure safe, stable housing is truly within reach for everyone.