For Keith Robinson, co-CEO of NextHome, the surge of federal attention on the housing shortage is a positive first step — but one that must be tempered by patience and practicality.
“I’m ecstatic that it’s a conversation now, because that’s the first step,” Robinson said. “It’s gone from no one talking about it to it’s at least being talked about. And that’s a win.”
He applauds recent federal bipartisan efforts, like the ROAD to Housing Act of 2025 which aims to expand inventory, streamline permitting and incentivize new construction.
However, Robinson cautioned that national policy alone won’t quickly solve what remains a deeply local problem.
“Supply side takes time to come online,” he said. “You don’t really have federal control over supply at the local level, because it’s all about how the local municipalities are going to respond. You can do things to incentivize, you can do things to nudge, but if the ‘not in my backyard’ mindset continues at the local level, you’re not going to push through that with federal zoning.”
He added that while concepts like using federal land for new housing sound appealing, they’re long-term plays.
“That’s five years at least,” he said. “Most of the federal land’s kind of in the middle of nowhere.”
Century 21 President and CEO Mike Miedler echoed the sentiment that establishing ideal federal housing policy is just one step of many in moving beyond current affordability and inventory hurdles.
“Solving our nation’s housing crisis is going to demand a holistic approach at the federal, state and local level,” he said. “After 25-plus years in real estate, I’ve seen how housing challenges — whether affordability or supply — are often impacted by government programs and regulations. Zoning, permitting and workforce availability vary widely but directly impact the ability to build new houses and expand the use of existing properties.
“Ultimately, while these federal proposals show promise, it’s important to remember they’re still in the early stages. Their potential to move the needle will hinge on collaboration between federal, state and local stakeholders — and on how well they address the nuanced challenges our agents and consumers face on the ground every day.”
Helping first-time homebuyers
In Congress, the ROAD to Housing Act of 2025 offers the most sweeping legislative push in years — with community grants, an innovation fund and faster permitting for housing projects.
Smaller bills, such as H.R. 4660, and new zoning frameworks aim to cut red tape and shorten the path from approval to construction.
Robinson’s strongest concern — and where he sees the most potential for impact — is helping first-time homebuyers navigate today’s affordability crisis.
Proposals now circulating in Congress include tax credits for first-time buyers and builder incentives for affordable units.
“We have an affordability issue, and the affordability issue is reflected in two ways — that’s down payment and payment — and anything that can give them some assistance on either one of those fronts is beneficial,” he said.
He believes efforts should be sharply focused on the next generation of buyers, not those already in the market.
“I’m 54, I’ve got a property. My parents are in their seventies, they’ve got a couple properties,” he said. “They don’t need help buying something. I don’t need help. We’ve got to figure out the first-time homebuyer situation. That’s where the federal rules can have more impact than they can on the supply side.”
Miedler cited needed help in the Bipartisan American Homeownership Opportunity Act of 2025, which would create refundable tax credits for first-time homebuyers and builders of starter homes.
“At the federal level, the proposed ROAD to Housing Act and the Bipartisan American Homeownership Opportunity Act reflect a growing recognition that housing affordability and supply are interconnected issues,” Miedler said. “But their impact will depend on how well they align with local needs and regulations and how effectively federal, state, and local stakeholders collaborate.”
Under Bipartisan American Homeownership Opportunity Act of 2025 proposals, buyers can claim a credit for their down payment up to $50,000, with phaseouts beginning at $150,000 for single filers, $225,000 for heads of household and $300,000 for joint filers.
Credits must be repaid if the home is sold or no longer the primary residence within five years, with some exceptions.
Builders can claim up to 15% of construction costs for homes under 1,200 square feet priced below 80% of the area’s median home value — rising to 30% if sold to a first-time buyer.
Real estate remains ‘hyper local’
Even as Washington debates sweeping housing fixes, both Robinson and Miedler stressed that real estate will always come down to local expertise and engagement.
“Helping first-time buyers today means going beyond the traditional playbook,” said Miedler. “It’s about being a trusted advisor that can expand their options, guide them through unfamiliar paths, and advocate for solutions that reflect the realities of today’s market. That’s the kind of leadership our industry needs now.”
Robinson said the role of agents and brokers is to translate the impact of national policies for their communities.
“The residential real estate professional has to be the voice in their local market for what these national headlines mean,” he said. “Maybe it’s time to do an article or some social media content about the importance of the first-time homebuyer, or about unlocking some of these opportunities.”
JKDS is a licensed New York State real estate brokerage firm. #10351200205