Last Updated: July 24, 2026
Through Champions of MLS, CMLS shares monthly updates on federal and state policy developments that may affect MLS organizations. This month’s report includes a major change since June: a broad federal housing package has become law. It also provides updates on HUD funding, AI and privacy proposals, fair housing guidance, and state listing-transparency laws.
The biggest change: Federal housing legislation becomes law
The 21st Century ROAD to Housing Act became law on July 11 after receiving strong bipartisan support in Congress. In June, the legislation was still under consideration.
The law addresses housing supply, affordability, HUD operations, and federal regulations. Federal agencies will now begin developing guidance and carrying out the legislation.
What this means for MLSs: The focus now shifts to implementation. CMLS will monitor guidance that could affect housing activity, federal programs, property information, or local markets.
Key updates for MLS organizations
- HUD funding: The House Appropriations Committee advanced a proposal that would reduce HUD’s discretionary funding by approximately $6 billion. The proposal does not directly change MLS data or access rules, but funding and enforcement changes could affect housing programs and local markets. The Senate has not yet released its version, so these provisions are not final.
- AI and privacy: Federal policymakers continue to explore national standards that could replace differing state laws. Recent proposals address AI security, state AI regulation, and consumer privacy. While none are expected to become law in their current form, MLSs may want to review privacy notices, data collection practices, and vendor agreements as the discussion continues.
- Fair housing guidance: As noted in June, HUD says real estate professionals do not automatically violate the Fair Housing Act by providing objective crime or school information consistently and without discrimination. The July report provides more detail about the disagreement between HUD and NAR. MLSs that restrict neighborhood information may want to review their policies with legal counsel because state laws and private claims may still create risk.
- State listing-transparency laws: Washington’s law took effect June 11, New York’s bill passed both chambers and awaits the governor’s decision, and laws in Connecticut and Wisconsin take effect later this year and in early 2027. Bills remain pending in Hawaii and Illinois. Most measures allow sellers to opt out of public marketing, while New York’s proposal generally requires submission to an MLS.
- State investigations: State attorneys general continue interviewing real estate professionals about market consolidation and private-exclusive listing practices. No formal action has been announced.
What MLSs should watch next
CMLS will continue monitoring implementation of the ROAD to Housing Act, negotiations over HUD funding, federal AI and privacy proposals, state listing-transparency legislation, fair housing guidance, and state competition investigations.
Support national advocacy as a Champion of MLS
CMLS is able to bring timely, practical updates like this to our members thanks to our 2026 Champions of MLS supporters. Their support helps CMLS monitor policy developments, explain what they could mean for MLS organizations, and ensure the MLS perspective is part of conversations shaping the future of the industry.