Last Updated: January 20, 2026
As an ongoing aspect of Champions of MLS, we are tracking federal activity and policy updates that could impact MLS.
2026 is an election year, which typically means a slower pace for Congress, fewer big legislative pushes and more focus on must-pass items like federal funding. The House was moving appropriations bills, but major packages—including Transportation-HUD—were still pending.
Key takeaways:
- Housing supply legislation is the clearest bipartisan path in 2026—watch for a combined House/Senate package.
- Listing practices and competition policy (including “private exclusives”) will likely remain a policy focus, with states potentially acting first.
- AI/privacy policy is still developing, but it’s worth tracking for potential future impacts on MLS data and analytics.
Housing supply is the main bipartisan focus
Two major bipartisan housing packages are drawing the most attention—and they could ultimately be combined:
- Senate-passed: ROAD to Housing Act of 2025 (passed Oct. 2025)
Focuses on boosting housing supply by encouraging local zoning updates, speeding permitting/environmental review, supporting manufactured/modular housing, funding repairs/revitalization, and improving housing data. - House package: Housing for the 21st Century Act (H.R. 6644) (introduced Dec. 11, 2025; passed committee 50–1)
A wide-ranging package aimed at reducing red tape and increasing production—especially factory-built housing—plus financing options (including small-dollar mortgages), consumer protections, and veteran-focused provisions.
What to watch next: HUD/FHA oversight on Jan. 21 and a potential House markup on Jan. 22 could shape where this goes.
“Private exclusives” remain on policymakers’ radar
We expect heightened federal and state enforcers’ scrutiny of “private exclusives” and market competition as regulators on both sides of the aisle dig into market dynamics. We already have seen Wisconsin and now Washington state move to adopt laws requiring public marketing of all listings. There were no new DOJ or state AG actions identified during this period.
HUD housing assistance rules: proposed changes pulled back (for now)
HUD rescinded two draft rules that would have affected eligibility and participation requirements in certain housing assistance programs. HUD indicated it may reissue updated versions, but did not provide a timeline.
Data privacy and AI: early signals, potential downstream impacts
Congress continues to discuss AI and privacy, including whether the federal government should preempt a patchwork of state AI laws. While not MLS-specific, these debates could eventually influence data consent standards and the use of personal data in AI tools. A Senate bill described in the report would require express prior consent for collection/use/sale of personal data (including data used for AI), though near-term movement is not expected.
We’re able to provide timely, practical updates like these, and connect the dots to what they mean for MLS organizations, thanks to the support of our 2025 Champions of MLS supporters. Your partnership helps ensure CMLS can continue delivering the insights, advocacy coordination, and member resources MLSs rely on.