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Today: National rents dropped 1.4% year-over-year for the 36th straight month, VantageScore 4.0 is now live at UWM opening qualification paths for borderline borrowers, and fair housing retaliation claims hinge on enforcement timing after protected activity.
National median rent hit $1,695 in July 2026, down $24 (-1.4%) year-over-year and marking three full years of rental declines across the 50 largest metros. Two-bedroom units dropped to $1,893 (-1.4% YoY), one-bedrooms to $1,581 (-1.3%), and studios to $1,435 (-1.4%). Despite the softness, rents remain 15.3% above pre-pandemic levels. Realtor.com Research
For Columbia landlords: If your Richland County rentals are still priced at 2022 peak levels, you're leaving vacancy days on the table. The national data suggests rental inventory is catching up to demand. Check your DOM (Days on Market) against comps and adjust pricing now, especially for student housing renewals ahead of USC's fall semester.
Renting a starter home remains cheaper than buying across all 50 metros, with average monthly savings of $858. However, the gap is narrowing in seven markets nationwide where home prices are softening faster than rents and wages are climbing. Columbia isn't on that list yet, but watch the spread locally. If Richland County list prices continue to soften while rents decline more slowly, the rent-vs-buy calculation could flip for first-time buyers in 2027. Realtor.com Research
The 21st Century ROAD to Housing Act became law on July 11, eliminating the permanent chassis requirement for manufactured homes. Cavco Industries and Champion Homes executives confirm the bigger opportunity isn't cost savings ($5K-$10K offset by structural materials and crane installation costs) but design flexibility and access to urban infill markets. Removing the chassis enables multi-story manufactured homes, opening the door for higher-density projects on expensive land. HousingWire
For Columbia investors: This is a 12+ month play, not immediate. Start conversations with zoning officials in Richland County and municipalities about manufactured housing acceptance in infill zones. The regulatory change makes two-story manufactured units viable for student housing near USC or workforce housing near Fort Jackson. If you're holding vacant infill lots that can't pencil for site-built, manufactured multifamily just became a real option.
UWM launched VantageScore 4.0 as a pilot, giving brokers an additional credit scoring option. Borrowers who don't hit the 620 minimum with FICO may qualify with VantageScore. Higher VantageScore results can also reduce loan-level price adjustments (LLPAs), lowering cash-to-close or improving payment terms. HousingWire
Action item: If you're working with borderline buyers in the 600-630 FICO range, ask your broker if they're using VantageScore 4.0. This is especially relevant for USC faculty/staff or Fort Jackson military families with limited credit history. A qualifying score difference can mean the deal closes or it doesn't.
Routine lease enforcement actions (violation notices, non-renewals) become retaliation risks when they closely follow a tenant filing a fair housing complaint or requesting a reasonable accommodation. Timing alone doesn't establish retaliation, but it shifts scrutiny. If you've tolerated a violation for six months and suddenly escalate two weeks after a tenant requests an accommodation, you need documentation showing the decision was already in motion. Rental Housing Journal
For Columbia landlords: Document enforcement timelines, not just the violations themselves. If a tenant at your Fort Jackson-adjacent property requests a service animal accommodation and you've been sitting on a noise complaint for three months, wait or accelerate with documented reasoning. Consistency helps, but it's not a shield. The question HUD will ask is: "What changed?" Make sure your file answers it without relying on "trust us."
Reverse mortgage issuers are consolidating down to three major HMBS participants: Finance of America, Mutual of Omaha, and Longbridge. The HECM product has stagnated, and excess capacity is driving M&A. Smaller players are exiting or shrinking balance sheets because HMBS 2.0 never materialized and seasoned portfolios carry too much loss exposure. HousingWire
For Columbia agents: If you're working with senior clients considering reverse mortgages, expect fewer originator options and longer processing times as consolidation continues. Finance of America, Mutual of Omaha, and Longbridge are the remaining major players. Smaller shops are either selling or shutting down. Set expectations accordingly.