Rental housing economist Jay Parsons shares his Top 5 highlights from the apartment REITs' Q3 earnings calls. Are the REITs seeing a slow down? Are they seeing concerns around renter financial health? Why are REITs buying back their own stock, and what does that mean for acquisitions and development capital? And how are they thinking about 2026? Additionally, Mizuho managing director and senior REIT Analyst Haendel St. Juste joins the conversation to share his thoughts on apartment REITs, their outlook for 2026 and whether he expects to see more REITs taken private due to significant discounts to net asset value.

Is it time to worry about apartments and single-family rentals? We're hearing more talk about a possible recession — fueled by a softening labor market and a government shutdown. Rental housing economist Jay Parsons breaks down the latest data in the economy and in housing to find clues on the direction of the market. Jay shares his take on the various mixed signals, and offers up tips and strategies for preparing for the road ahead. Later in the program, Jay welcomes in Middleburg Communities founder and CEO Chris Finlay. Jay quizzes Chris on Middleburg's investment and development strategies for 2026 and beyond. Perhaps most impactfully, Chris and Jay talk about the non-profit organization Chris founded, Entryway, that helps people struggling with homelessness receive job training and employment opportunities within the apartment industry — and with impressive results. Furthermore, Jay tees up a particularly overlooked — but important — piece of history for Rental Housing Trivia. And, as usual, Jay breaks down the latest headlines touching on multifamily and SFR.

It's that time of year: Budget season. Rental housing economist Jay Parsons offers up data, tips and ideas for how to think about revenue and expenses in 2026. We know supply will drop off, but will occupancy rates stabilize and concessions burn off? Will rents rebound? Will we continue to see high retention and steady renewal rent growth, or could some operators run into challenges with inverted rent rolls and gain-to-lease scenarios pushing down renewals? And what about operating expenses? Expense growth has (finally) cooled off materially of late, so will that continue into 2027? To further aid the discussion, Jay welcomes in Sue Ansel, the CEO of one of the nation's largest owner-manager-developers, Gables Residential. Sue shares her take on the year ahead for revenue and expenses, while offering up practical tips for thinking about operating budgets in 2026. Additionally, Jay brings back recurring features like "In the News" and "Rental Housing Trivia."