Each year, The Counselors of Real Estate® (CRE®) surveys its global membership to identify the forces most likely to shape real estate over the next 12–18 months. The newly released 2026 Top Ten Issues Affecting Real Estate® is out, and it offers a clear, practical framework for thinking about the road ahead.
At a high level, the report reinforces what many of us are seeing on the ground: fundamentals still matter, capital is selective, technology is reshaping everything from underwriting to operations, and people – where they live, work, and move – remain the ultimate demand driver.
The 10 issues highlighted are:
- Fiscal & Monetary Policy – Record national debt, a large federal deficit, and uncertain interest rate policy continue to influence investment decisions and pricing.
- Portfolio Risk – Risk analysis has expanded well beyond simple occupancy and cash flow; investors and occupiers are now weighing climate, regulatory, insurance, and geopolitical risks across entire portfolios.
- The Changing Nature of Real Estate: Back to the Fundamentals – With cap rate compression no longer masking weak performance, returns will increasingly depend on smart underwriting, active asset management, and picking the right building, not just the right sector.
- Capital Sources & Flows – Equity is cautious and transaction volume remains muted, even as debt capital is still available. Raising capital requires a clearer, more compelling story around liquidity and long-term viability.
- Transformation of Real Estate Through Technology – AI, data centers, and PropTech are changing how properties are selected, financed, operated, and secured. Ownership and control of data inside buildings is becoming a strategic issue.
- The Future of Real Estate – We are entering a “golden age” of analytics, where better data and more powerful tools demand more disciplined, modern approaches to decision-making.
- Global Chess: The Crisis of Confidence & Uncertainty – Policy shifts, tariffs, and declining transparency are contributing to a persistent “what if” environment that complicates everything from development plans to financing.
- Housing Attainability – Housing pressures now affect a wide range of income levels, with higher costs, limited land, zoning constraints, and slow approvals creating friction at every step of the housing pipeline.
- Pricing Risk – A “debt overhang” from maturing loans, especially across office and multifamily, is fueling a drawn-out workout cycle, widening bid-ask gaps, and making valuation more complex.
- Flow of People – Slowing household formation, migration, and immigration are reshaping demand patterns across markets; traditional “growth stories” are evolving, and location decisions are becoming more nuanced.
For owners, investors, lenders, and occupiers in Arkansas and beyond, these themes show up in very practical ways: which assets to hold or sell, how to think about pricing risk, where to invest in improvements, and how to position properties to attract tenants and talent in a slower-growth, more data-driven environment.
We encourage our clients and partners to read the full report and consider how these issues intersect with their own portfolios and plans.
Read the 2026 Top Ten Issues Affecting Real Estate®
If you’d like to discuss what these trends could mean for your properties or future investments, the team at Kelley Commercial Partners is always available to help you think through next steps.
