Defining Affordable: A Housing Solutions Podcast

Defining Affordable: A Housing Solutions Podcast explores the policies, history, and real-world forces behind the chronic—and increasingly severe—shortage of affordable housing in the United States. Hosted by affordable housing professionals Jaime and Robin, the show breaks down complex housing issues and highlights practical solutions for people working in the housing industry, curious listeners who want to better understand the problem, and those navigating the challenges of finding an affordable place to live.Subscribe to our free substack: https://substack.com/@definingaffordable

Defining Affordable: A Housing Solutions Podcast is a business podcast hosted by Jaime Albarelli and Robin Martinez, with 14 episodes on record and a Required Pod Score of 80. PitchCentric scores this show on Booking Probability, Listen Score, and live audience signals refreshed every 24 hours.

Jaime Albarelli and Robin Martinez hosts Defining Affordable: A Housing Solutions Podcast, a business show with 14 episodes published.

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  Episode #13

  Transit-Oriented Development: What Makes It Work?

  Aug 6, 202644 minS1

  Transit-oriented development promises to connect housing, transportation, and opportunity—but simply building homes near a train or bus station isn't enough. Our first guest, Jacob Billitteri, Senior Project Manager at Affirmed Housing, joins us to explore what it actually takes to create successful transit-oriented communities and why thoughtful planning matters as much as the housing itself. Using the Berryessa Transit Center development in San José as a real-world case study, we examine how affordable housing, public transit, zoning, financing, and infrastructure can work together to create more connected communities. We also discuss California's SB 79, the challenges facing transit-oriented development, and why reliable transit and long-term regional planning are essential if these communities are going to succeed. Editor's Note: At the beginning of this episode, we revisit a correction from our previous discussion of institutional investors and the 21st Century ROAD to Housing Act. Additional information and sources are included below. Sources & More Reading Transit-Oriented Development Urban Institute. Transit-Oriented Development. https://www.urban.org/tags/transit-oriented-development Urban Institute. Transit-Oriented Development Can Help Cities Grow. Which Urban Areas Are Doing Best? https://www.urban.org/urban-wire/transit-oriented-development-can-help-cities-grow-which-urban-areas-are-doing-best Reconnecting America. Case Studies for Transit-Oriented Development. https://www.njtod.org/wp-content/uploads/2023/09/Briefing-Report-Number-3-Case-Studies-for-Transit-Oriented-Development-ReConnecting-America.pdf SB 79 California Department of Housing and Community Development. SB 79 Transit-Oriented Development. https://www.hcd.ca.gov/planning-and-research/sb79-tod California YIMBY. SB 79. https://cayimby.org/legislation/sb-79/ CalMatters. How California's SB 79 Could Reshape Housing Near Transit. https://calmatters.org/housing/2026/04/sb-79-implementation/ Berryessa Transit Center City of San José. Berryessa BART Urban Village. https://www.sanjoseca.gov/your-government/departments-offices/planning-building-code-enforcement/planning-division/citywide-planning/urban-villages/berryessa-bart Strategic Growth Council. Nearly 200 Affordable Homes Break Ground at Berryessa Transit Center. https://sgc.ca.gov/newsroom/press-releases/2026/nearly-200-affordable-homes-break-ground-at-berryessa-transit-center-in-san-jose/ Live at Berryessa. https://www.liveatberryessa.com/home Strategic Growth Council. Affordable Housing and Sustainable Communities (AHSC) Program. https://sgc.ca.gov/grant-programs/ahsc/ San Diego Transit & Housing SANDAG. 2025 Regional Plan. https://www.sandag.org/regional-plan/2025-regional-plan KPBS. Breaking Down SANDAG's $125 Billion Spending Plan. https://www.kpbs.org/news/quality-of-life/2026/02/09/breaking-down-sandags-125-billion-spending-plan SANDAG. Draft SB 79 Transit-Oriented Development Map. https://www.sandag.org/projects-and-programs/regional-initiatives/housing/draft-sb-79-transit-oriented-development-map San Diego History San Diego History Center. Streetcars Collection. https://sandiegohistory.org/collection/photographs/streetcars/ Streetsblog California. The Racist Legacy of San Diego's Trolley Limits Its Future. https://cal.streetsblog.org/2024/07/01/the-racist-legacy-of-san-diegos-trolley-limits-its-future NBC 7 San Diego. Lost Neighborhoods and the Legacy of Discrimination. https://www.nbcsandiego.com/news/local/san-diego-history-center-lost-neighborhoods-discrimination/3906377/ Institutional Investors & the 21st Century ROAD to Housing Act Multifamily Dive. Build-to-Rent Industry Wins Changes in ROAD to Housing Act. https://www.multifamilydive.com/news/build-to-rent-house-road-to-housing-bill/820391/ Morgan, Lewis & Bockius LLP. Congress Limits Institutional Acquisition of Single-Family Homes. https://www.morganlewis.com/pubs/2026/07/congress-limits-institutional-acquisition-of-single-family-homes Learn More About Our Guest Jacob Billitteri, LinkedIn: https://www.linkedin.com/in/jacob-billitteri-50a60227a/

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  Episode #12

  Breaking Down the 21st Century ROAD to Housing Act

  Jul 21, 202651 minS1

  Congress has passed the bipartisan 21st Century ROAD to Housing Act , one of the most significant federal housing bills in years. But unlike many housing bills, this isn't primarily about spending more money. It's about changing the rules that shape how housing gets built. This episode breaks down what the legislation actually does, including reforms to Community Development Block Grants, environmental reviews, manufactured and modular housing, building codes, homeownership programs, and housing development incentives. It also explores where the bill makes meaningful progress, where it falls short, and why implementation by states and local governments will ultimately determine its impact. Editor's Note: During our discussion of the institutional investor provisions, we referenced a requirement that certain build-to-rent and renovate-to-rent homes must be sold to individual buyers after seven years. After recording, we learned this provision appeared in an earlier version of the legislation but was removed before the final bill became law. We'll discuss this correction at the beginning of our next episode. Sources & Further Reading About the 21st Century ROAD to Housing Act Congress.gov – H.R. 6644: 21st Century Road to Housing Act (Full Bill Text) https://www.congress.gov/bill/119th-congress/house-bill/6644/text Bipartisan Policy Center – Inside the Deal: What's in the Final 21st Century Road to Housing Act https://bipartisanpolicy.org/issue-brief/inside-the-deal-whats-in-the-final-21st-century-road-to-housing-act/ National Low Income Housing Coalition – 21st Century ROAD to Housing Act Explainer https://nlihc.org/sites/default/files/21ST_Century_ROAD_Explainer.pdf VPM / NPR – Bipartisan Home Affordability Bill Passes the House https://www.vpm.org/npr-news/npr-news/2026-05-20/bipartisan-home-affordability-bill-passes-the-house National Council of State Housing Agencies – Changes in Store for Housing Programs After Congress Passes Comprehensive Housing Bill https://www.ncsha.org/blog/changes-in-store-for-housing-programs-after-congress-passes-comprehensive-housing-bill/ JD Supra – ROAD to Housing Act Unlocks New Funding Opportunities and Regulatory Reforms https://www.jdsupra.com/legalnews/road-to-housing-act-unlocks-new-funding-7351328/ LAist – What the Once-in-a-Lifetime Federal Housing Bill Means for California https://laist.com/news/housing-homelessness/what-the-once-in-a-lifetime-federal-housing-bill-means-for-california Environmental Review (NEPA) Reforms Nixon Peabody – HUD Environmental Review Reforms Under the ROAD to Housing Act https://www.nixonpeabody.com/insights/alerts/2026/06/30/hud-environmental-review-reforms-under-road-to-housing-act Single-Staircase Apartment Buildings The Pew Charitable Trusts – Small Single-Stairway Apartment Buildings Have Strong Safety Record https://www.pew.org/en/research-and-analysis/reports/2025/02/small-single-stairway-apartment-buildings-have-strong-safety-record NFPA Journal – The Single-Exit Stairwell Debate https://www.nfpa.org/news-blogs-and-articles/NFPA-Journal/2024/08/06/The-Single-Exit-Stairwell-Debate Institutional Investors & Build-to-Rent Housing Sullivan Law – Impact of the 21st Century Road to Housing Act on Institutional Investor Ownership of Single-Family Rental Homes https://www.sullivanlaw.com/viewpoints/impact-of-21st-century-road-to-housing-act-on-institutional-investor-ownership-of-single-family-rental-homes The New York Times – How the New Housing Bill Could Affect Affordability https://www.nytimes.com/2026/07/11/business/economy/housing-bill-affordability.html

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  Episode #11

  What If Stability Was Just The Starting Line?

  Jul 7, 202629 minS1

  Affordable housing creates stability. But what should come next? We've spent a lot of time discussing why homeownership has become increasingly difficult to achieve and what that means for wealth inequality in America. But if fewer people are able to build wealth through traditional homeownership, how do we create new opportunities for renters? This episode explores innovative ideas that challenge the traditional path to wealth-building, including reporting rent payments to credit bureaus, renter wealth creation models, community land trusts, and limited-equity housing cooperatives. These approaches don't replace the need for more affordable housing. They build on it by asking a bigger question: once someone has stable housing, how do we help them build financial security, assets, and long-term opportunity? Housing stability matters. But maybe stability isn't the finish line. Maybe it's where opportunity begins. Sources & Continued Reading Renter Wealth Creation Renter Wealth Creation — Enterprise Community Partners https://www.enterprisecommunity.org/impact-areas/upward-mobility/renter-wealth-creation Investing Endowment Funds to Create Savings and Assets for Low-Income Families — Annie E. Casey Foundation https://www.aecf.org/blog/investing-endowment-funds-to-create-savings-and-assets-for-low-income-families Community Land Trusts Understanding Community Land Trusts — Shelterforce https://shelterforce.org/2021/07/12/understanding-community-land-trusts/ Stewardship Works — Shelterforce https://shelterforce.org/2010/12/24/stewardship_works/ Shared Equity — Shelterforce https://shelterforce.org/2018/05/07/shared-equity/ Community Land Trusts: The Basics — Lincoln Institute of Land Policy [verify/update PDF link before publishing] How Community Land Trusts Are Powering Co-op Growth in Canada: Lessons for the U.S. — Grounded Solutions Network https://groundedsolutions.org/how-clts-are-powering-co-op-growth-in-canada-lessons-for-the-u-s/ Housing Cooperatives & Limited Equity Cooperatives What Is Cooperative Housing? — Cooperative Housing International https://www.housinginternational.coop/what-is-a-housing-cooperative/ Limited Equity Housing Cooperatives: Why They’re a Solution for Our Times — Nonprofit Quarterly https://nonprofitquarterly.org/limited-equity-housing-cooperatives-why-theyre-a-solution-for-our-times/ Housing Co-ops — California Center for Cooperative Development https://www.cccd.coop/co-op-info/co-op-types/housing-co-ops Community Land Trusts vs. Co-ops: Resources — Bay Area Community Land Trust https://www.bayareaclt.org/clts-vs-co-ops-resources Limited Equity Housing Cooperatives — Sustainable San Mateo https://sustainablesanmateo.org/wp-content/uploads/2024/01/Limited-Equity-Housing-Cooperatives_202401.pdf San Diego Example Avanzando San Ysidro Groundbreaking — San Diego Housing Commission https://sdhc.org/news-release/avanzando-groundbreaking/

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  Episode #10

  The Cost of Going Backward: HUD's New Approach to Homelessness

  Jun 23, 202641 minS1

  HUD recently released its 2026 Continuum of Care (CoC) Notice of Funding Opportunity (NOFO), signaling a major shift in federal homelessness policy. In this special episode of Defining Affordable , Jaime and Robin examine the proposed changes, the evidence behind them, and what they could mean for communities across the country. HUD argues that Housing First has failed and proposes a renewed emphasis on transitional housing, recovery-focused programs, and new measures of self-sufficiency. But do the data support that conclusion? Drawing on decades of research, local experience, and examples from communities across the nation, Jaime breaks down the claims made in the NOFO and explores why many housing professionals are concerned that these changes could reverse hard-won progress in reducing homelessness and improving housing stability. The conversation examines the real costs of homelessness, the effectiveness of Housing First and Permanent Supportive Housing, and the potential consequences of moving away from evidence-based approaches that have helped communities achieve measurable results. Resources referenced during the episode, including opportunities for advocacy and further reading, are included below. Sources & Further Reading HUD's 2026 Continuum of Care NOFO HUD News Release — HUD Announces 2026 Continuum of Care Notice of Funding Opportunity (NOFO) https://www.hud.gov/news/hud-no-26-038 HUD — FY 2026 Continuum of Care Competition Stakeholder Memo https://www.hud.gov/sites/default/files/OCHCO/documents/Stakeholder-Memo.pdf National Alliance to End Homelessness — FY 2026 Continuum of Care Competition NOFO Analysis https://endhomelessness.org/wp-content/uploads/2026/06/FY2026-Continuum-of-Care-Competition-NOFO-Analysis.pdf National Coalition for the Homeless — HUD Policy Updates and Analysis https://nationalhomeless.org/tag/hud/ Shelterforce — Judge Blocks HUD Overhaul of Federal Funding for Homelessness Services https://shelterforce.org/2026/01/23/judge-blocks-hud-overhaul-federal-funding-for-homelessness-services/ Public Rights Project — National Alliance to End Homelessness v. HUD: Fact Sheet https://www.publicrightsproject.org/naeh-v-hud-fact-sheet/ Housing First & Permanent Supportive Housing Urban Institute — Housing First Is Still the Best Approach to Ending Homelessness https://housingmatters.urban.org/articles-features/housing-first-still-best-approach-ending-homelessness National Alliance to End Homelessness — Cost Savings from Permanent Supportive Housing https://endhomelessness.org/wp-content/uploads/2017/06/Cost-Savings-from-PSH.pdf Jamboree Housing Corporation — Permanent Housing Ends Homelessness https://www.jamboreehousing.com/pages/permanent-housing-ends-homelessness-presentations National Center for Biotechnology Information — Housing First Is Associated with Reduced Use of Emergency Medical Services https://pmc.ncbi.nlm.nih.gov/articles/PMC6446444/ Homelessness, Health, & Housing Stability California Policy Lab — Health Conditions Among Unsheltered Adults in the United States https://capolicylab.org/wp-content/uploads/2025/11/Health-Conditions-Among-Unsheltered-Adults-in-the-US.pdf Voice of San Diego — Project 25: The Pilot Project Aimed at San Diego's Most Difficult Homeless Cases Showed Promise—Then Died https://voiceofsandiego.org/2022/10/17/project-25-the-pilot-project-aimed-at-san-diegos-most-difficult-homeless-cases-showed-promise-then-died/ Harm Reduction American Academy of HIV Medicine — Syringe Exchange and Harm Reduction https://aahivm.org/syringe-exchange-harm-reduction/ NPR — 5 Years After Indiana's Historic HIV Outbreak, Many Rural Areas Remain at Risk https://www.npr.org/sections/health-shots/2020/02/16/801720966/5-years-after-indianas-historic-hiv-outbreak-many-rural-places-remain-at-risk Rent Control ScienceDirect — Rent Control Effects Through the Lens of Empirical Research: An Almost Complete Review of the Literature https://www.sciencedirect.com/science/article/pii/S1051137724000020 Housing Affordability & Rent Trends Realtor.com — January 2026 Rent Report https://www.realtor.com/research/january-2026-rent/ In2013Dollars.com — Historical Rent Inflation Data https://www.in2013dollars.com/Rent-of-primary-residence/price-inflation Take Action Contact Your Representatives Share your thoughts on the proposed FY 2026 Continuum of Care NOFO with your elected officials: https://www.votervoice.net/CSH/Campaigns/137566/Respond Explore the Impact See how the proposed NOFO changes could affect communities across the country: https://public.tableau.com/app/profile/naeh1302/viz/FY26NOFOImpactAnalysis/Dashboard1#1

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  Episode #9

  If the Economy Is Booming, Why Does Everything Feel Harder?

  Jun 16, 202639 minS1

  In our last episode, Work vs. Wealth: Why Homeownership Keeps Moving Out of Reach , we explored the widening gap between wealth and work, making homeownership increasingly difficult to attain. In this follow-up conversation, Robin and Jaime zoom out to examine the broader economic forces behind that trend. If inflation is under control, why do groceries, insurance, and housing feel so much more expensive? If the economy is booming, why do so many people feel like they're working harder just to stay in the same place? To understand that disconnect, Robin and Jaime explore the concept of a K-shaped economy —a framework that helps explain why economic growth can feel very different depending on whether your income comes from assets or wages. Along the way, they discuss the difference between asset inflation and real wealth, why economic indicators often feel disconnected from everyday experience, and how policies designed to stimulate the economy can produce very different outcomes depending on which side of the K you're on. This episode provides the economic context behind the housing affordability challenges discussed in our previous episode—and helps explain why so many people feel like the numbers don't match reality. Sources & Further Reading Understanding the K-Shaped Economy Encyclopædia Britannica: What Is a K-Shaped Economy? https://www.britannica.com/money/k-shaped-economy Income Inequality & Wealth Gaps Pew Research Center: Wealth Gaps Within Racial and Ethnic Groups https://www.pewresearch.org/2023/12/04/wealth-gaps-within-racial-and-ethnic-groups/ Pew Research Center: Economic Inequality Seen as a Major Challenge Around the World https://www.pewresearch.org/global/2025/01/09/economic-inequality-seen-as-major-challenge-around-the-world/ Housing, Homeownership & Housing Finance Urban Institute: The Future of Homeownership and Housing Finance https://www.urban.org/sites/default/files/2025-06/The_Future_of_Homeownership_and_Housing_Finance.pdf Urban Institute: How Expanding Housing Supply and Supporting Demand Can Increase Homeownership https://www.urban.org/research/publication/how-expanding-housing-supply-and-supporting-demand-can-increase-homeownership 50-Year Mortgages NPR Planet Money: Is a 50-Year Mortgage Really That Much Crazier Than a 30-Year One? https://www.npr.org/sections/planet-money/2025/11/18/g-s1-98040/is-a-50-year-mortgage-really-that-much-crazier-than-a-30-year-one Featured Resource: Gary Stevenson Robin references the work of former interest rate trader and economic commentator Gary Stevenson throughout this episode. The Economy Is Rigged for Billionaires (Prof G Podcast featuring Gary Stevenson) https://podcasts.apple.com/us/podcast/the-economy-is-rigged-for-billionaires-ft-gary-stevenson/id1498802610?i=1000766587939 Gary's Economics (YouTube Channel) https://www.youtube.com/garyseconomics Featured Resource: Gabriel Zucman Economist Gabriel Zucman is one of the leading researchers on wealth inequality, taxation, and global wealth concentration. Gabriel Zucman's Website & Research https://gabriel-zucman.eu/ A Blueprint for a Coordinated Minimum Effective Taxation Standard for Ultra-High-Net-Worth Individuals https://gabriel-zucman.eu/files/report-g20.pdf New Zealand: Housing, Austerity & Social Policy During the episode, Robin and Jaime discuss how other countries are grappling with many of the same challenges around housing affordability, inequality, and economic policy. Per Capita: New Zealand Shows Austerity and Interest Rate Hikes Won't Cure Australia's Sticky Inflation https://percapita.org.au/new-zealand-shows-austerity-and-interest-rate-hikes-wont-cure-australias-sticky-inflation/ Associated Press: New Zealand Public Sector Job Cuts https://apnews.com/article/public-sector-job-cuts-new-zealand-willis-c862d58680c108ffa8bdb9095292f960 Green Party of New Zealand: Public Housing Reform Cuts Costs at the Expense of Our Most Vulnerable https://www.greens.org.nz/national_s_public_housing_reform_cuts_costs_at_the_expense_of_our_most_vulnerable Radio New Zealand: Budget 2026 a Washout for Struggling Families, Advocates Say https://www.rnz.co.nz/news/political/596645/budget-2026-a-washout-for-struggling-families-advocates-say Radio New Zealand: Move-On Orders Will Criminalise Children Experiencing Homelessness, Public Health Experts Say https://www.rnz.co.nz/news/te-manu-korihi/598256/move-on-orders-will-criminalise-children-experiencing-homelessness-public-health-experts

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