近距离内射合集

When James Garcia bought his first home 26 years ago in Albuquerque, $154,000 got him 2,000 square feet.

Today, it鈥檚 hard to find a home in good condition for less than $300,000. For the 2,900-square-foot home Garcia recently relocated to in Rio Rancho, he paid $710,000.

鈥淔or a smaller lot and 900 square feet more,鈥� said Garcia, a longtime Realtor and mortgage broker.

Between soaring home prices, inflation, high mortgage rates and a tight housing supply, Garcia said many clients are putting their homebuying plans on hold.

鈥淧eople are deciding, 鈥楽hould I eat or do I get into a house?鈥欌�� he said.

Across the nation, median home prices have climbed while inventory has declined over the last decade, according to from the National Association of Realtors.

The nation鈥檚 housing challenges have been a focus of the Trump administration and politicians in Washington, D.C., over the last several months, prompting Congress to approve a bipartisan package known as the 21st Century ROAD to Housing Act.

The legislation, last month, represents the most significant federal housing package in decades. It includes aimed at modernizing the nation鈥檚 housing policies, boosting homebuilding activity and improving supply and affordability.

New Mexico鈥檚 congressional delegation supported the bill. Sen. Martin Heinrich, a New Mexico Democrat, said in a statement that it would help New Mexico address its housing shortage, which Housing New Mexico as a 58,000-unit gap.

鈥淭oo many New Mexicans are being priced out of a place to live,鈥� Heinrich said. 鈥淲e need to bring housing costs down and put the American dream of home ownership within reach for more New Mexico families.鈥�

Several programs and provisions created by the act still require official appropriations from Congress and implementation guidelines from the U.S. Department of Housing and Urban Development, or HUD, before becoming reality. So how soon and to what extent New Mexico will see the impact of this legislation is still in question, experts say.

Even so, New Mexico housing officials have already begun combing through the new law to identify the provisions that could generate the greatest outcomes.

Sticks and carrots

Miles Conway, CEO of the New Mexico Home Builders Association, said there are a couple of provisions that he believes represent big opportunities for the state.

The first is the authorization of a seven-year pilot program that could provide infrastructure improvement and new construction funding to communities actively engaged in initiatives that modernize housing policies and increase supply.

Such initiatives can include revising height limits and off-street parking requirements; streamlining regulatory processes; reforming zoning and eliminating restrictions on accessory dwelling units; using local tax incentives to promote development of attainable housing; and minimizing the impact of overburdensome energy and water-efficiency standards on housing costs.

鈥淔or single-family builders, and multifamily as well, this (legislation) really acknowledges, from the federal government, that local zoning has become a serious constraint on building new housing supply, and the (act) starts to take steps to address it,鈥� Conway said.

Another section of the law, the 鈥淏uild Now Act,鈥� takes what as a carrots-and-sticks approach to spurring policy reform and more housing. The provision creates a pilot program that incentivizes homebuilding by allocating bonus Community Development Block Grant funds 鈥� that can now be put toward new construction 鈥� to jurisdictions that are growing supply, while reducing funds for places where construction is lagging.

Conway said he is focused on the carrot, rather than the stick.

鈥淚 would say that鈥檚 my favorite thing about the (bill). It kind of puts some really great carrots out there,鈥� Conway said, adding that he thinks these provisions provide an exciting opportunity for places like Albuquerque.

The city has made serious efforts to update its zoning policies in recent years, like allowing the construction of casitas in certain neighborhoods . But further reforms, such as allowing townhomes and duplexes to be built in single-family neighborhoods, have fallen short since then.

鈥淚 think we get a second (chance) here 鈥� to do the right thing, from the industry鈥檚 perspective,鈥� Conway said. 鈥淚f they do the right thing, they鈥檙e going to get more funding.鈥�

鈥楢 lot of great things in there鈥�

Other provisions Conway said will have positive implications for New Mexico residents and builders are those raising multifamily loan limits to better match current housing market costs, as well as those easing regulatory burdens on community banks to increase the capital that鈥檚 available for housing projects.

One of the provisions that stood out to Kari Ellis, deputy director of the Bernalillo County Housing Department, is in a section titled 鈥淗ousing Unhoused Disabled Veterans.鈥� It permanently excludes the disability compensation that veterans receive from annual income calculated under the HUD-VASH program, which Ellis said will allow Bernalillo County to help house more homeless veterans.

鈥淪ometimes, when you have more than one income鈥� the benefits can put you over the eligibility limit, so this really opens up the door to help us help more veterans in partnership with the VA,鈥� Ellis said.

Ellis said the law鈥檚 鈥淲hole-Home Repairs Act鈥� could also benefit the county鈥檚 housing preservation efforts. It authorizes a pilot program to offer grants and forgivable loans for low-income homeowners to repair their homes.

鈥淭hat could be a game changer for many of our residents,鈥� Ellis said, adding that Bernalillo County has seen high demand for its home rehabilitation programs.

A few provisions also caught the attention of Sarita Nair, secretary of the state鈥檚 Department of Workforce Solutions, which oversees the Office of Housing.

The act loosens environmental review requirements for housing development and authorizes a pilot program to convert vacant and abandoned buildings into attainable housing 鈥� the last of which has been a recent focus for communities across the state.

鈥淭here鈥檚 a lot of great things in there for New Mexico,鈥� Nair said.

But it could be a while before New Mexico sees those federal resources start to flow down, she added.

鈥淲e haven鈥檛 had a normal federal budgetary process in a couple of years now,鈥� Nair said, citing how Congress has routinely missed its Oct. 1 deadline for approving annual spending bills. Because it鈥檚 a federal election year, Nair said the state would be lucky if it starts to see federal funds from the ROAD to Housing Act activated by early 2027.

For New Mexico, though, the delay could actually provide the gift of time. One of the greatest takeaways that Nair and housing leaders across the nation have gained from reading the legislation is that demand for funds will likely be high, and competition will be fierce.

Communities that prepare and make changes now will be in a better position to apply for and receive ROAD to Housing Act funds when the time comes, according to the , a national nonprofit that revitalizes vacant properties.

Nair agreed, saying she thinks New Mexico is not prepared right now but can be if it acts now.

鈥淟et鈥檚 not wait. Let鈥檚 get started,鈥� Nair said. 鈥淟et鈥檚 step out and say we鈥檙e willing to try some of these things so that when the federal funds and the rules become available, we are poised and ready to jump.鈥�

Nair said local jurisdictions can prepare by 鈥渢aking a hard look鈥� at their zoning, permitting and planning processes and identifying opportunities to incorporate speed, flexibility and agility. She said the state should do the same and determine investments to make during next year鈥檚 60-day legislative session.

鈥淭hat鈥檒l be perfect timing to say, 鈥楬ey, we鈥檙e already doing this. We already know what the future looks like for us. We just need federal funds to sort of speed up and amplify the efforts we鈥檙e already undertaking,鈥欌�� Nair said.

Rising to the challenge

Jordan Barela, deputy director of housing and community development for the city of Albuquerque, said the city has already begun some of these processes, including inventorying vacant, city-owned properties and identifying local Opportunity Zones 鈥� federally designated, low-income areas that HUD will now give more weight to when awarding funds.

The city is also in the process of creating a multidepartment team tasked with evaluating the ROAD to Housing Act and determining 鈥渨hat additional items will need to be addressed to put the city in the best possible position to take advantage of new funding opportunities.鈥�

Conway hopes to see the Land of Enchantment rise to the challenge, saying he thinks 鈥渢here is a lot of reason to be hopeful in terms of how New Mexico can get housing policy right.鈥�

鈥淢y biggest hope is that this new federal legislation just really pushes this all into kind of clear air here so we can work together and do some really interesting things,鈥� Conway said.

Kylie Garcia covers retail and real estate for the Journal. You can reach her at kgarcia@abqjournal.com.