ULI Fall Meeting 2026 — what the Urban Land Institute's flagship event signals for housing supply and market direction
The Urban Land Institute Fall Meeting 2026 in Las Vegas. Where 7,000+ developers, investors, and planners align on housing supply, zoning reform, and the 2027 Emerging Trends in Real Estate rankings — and what it means for buyers in growth markets.
Event
ULI Fall Meeting 2026
Urban Land Institute
The Urban Land Institute Fall Meeting is where 7,000+ developers, institutional investors, planners, and public officials align on where housing capital is flowing and what is getting built. The most buyer-relevant output of the event is the annual Emerging Trends in Real Estate report — a joint ULI/PwC forecast that ranks 80+ markets by development and investment prospects and signals where new supply will ease price pressure over the next 2–3 years.
What ULI is and why its signals matter for buyers
ULI is not a trade lobby — it is a research and education organization whose 45,000 members include the people who decide what gets built: developers, equity investors, lenders, architects, and city planners. When ULI signals that a development model (infill density, ADU legalization, office-to-residential conversion) is gaining traction, capital follows — and supply eventually follows capital.
The lag from ULI signal to buyer-relevant supply is 18–36 months for most residential development types. That makes the Fall Meeting a useful forward indicator: markets ULI ranks highly for development prospects in October 2026 are the markets most likely to see new supply deliver in 2028–2029.
Key signals from the 2026 Fall Meeting
Emerging Trends 2027 market rankings
High impactThe Emerging Trends in Real Estate 2027 report — released at the Fall Meeting — ranks 80+ US and Canadian markets on investment and development prospects. Markets ranked highly for residential development will attract capital that translates into new supply and easing price pressure. Markets ranked poorly signal continued supply constraints for buyers.
Zoning reform and housing supply policy
High impactULI has been a consistent advocate for zoning reform — eliminating single-family-only zones, legalizing ADUs by-right, and allowing mid-density "missing middle" housing. Sessions on which states and cities are implementing reform and the early supply results are the clearest signal of where regulatory barriers to new housing are falling. California, Montana, and Florida have passed significant upzoning legislation; ULI tracks implementation progress.
Office-to-residential conversion pipeline
Medium impactWith office vacancy at record highs in many CBDs, adaptive reuse conversion of office buildings to residential is an active capital theme. ULI sessions on conversion feasibility, tax incentives (the federal conversion tax credit), and completed project case studies signal how much residential supply this pathway will actually deliver — and in which markets it is most viable structurally and financially.
Capital markets conditions for residential development
Medium impactConstruction financing at 7%+ rates has slowed residential starts in many markets — developers need exit cap rates that pencil against elevated debt costs. Lender panels at ULI on construction loan availability, required return thresholds, and which deal types are still getting financed signal how long the supply slowdown will persist before new development resumes at scale.
Emerging Trends 2027: markets to watch
Based on capital flow data and development pipeline heading into the October 2026 meeting, these markets are likely to feature prominently in the 2027 Emerging Trends rankings:
| Market | Development outlook | Key driver | Supply pipeline |
|---|---|---|---|
| Dallas-Fort Worth, TX | Strong | Job growth, no state income tax, BTR pipeline | Large — 30,000+ units |
| Nashville, TN | Strong | Population influx, tech sector growth | Moderate — 12,000+ units |
| Raleigh-Durham, NC | Strong | Research Triangle tech and biotech expansion | Moderate — 10,000+ units |
| Phoenix, AZ | Moderate | BTR delivery offsetting for-sale slowdown | Large — 20,000+ units |
| Austin, TX | Moderate | High supply delivery causing price softening | Very large — 25,000+ units |
| New York, NY | Softer | High land costs, regulatory complexity | Small relative to demand |
| San Francisco, CA | Softer | Office vacancy, population loss, permitting delays | Minimal |
2026 ULI Fall Meeting: key themes
Missing middle housing and ADU expansion
Duplexes, triplexes, townhomes, and ADUs represent the most cost-effective path to adding housing in established neighborhoods without major infrastructure investment. ULI's "missing middle" research and sessions on ADU financing and permitting reform signal where this supply type will grow and at what price points it is affordable to entry-level buyers.
Climate resilience and insurance in development decisions
Rising insurance costs in Florida, California, and Gulf Coast markets are changing where developers and buyers can afford to build and own. ULI sessions on climate risk integration in development underwriting — and which markets are pricing climate risk accurately versus not yet — are increasingly relevant to buyers evaluating long-term ownership costs in high-risk geographies.
Public-private housing partnerships and affordable pipeline
LIHTC (Low Income Housing Tax Credit) projects, mixed-income developments, and workforce housing partnerships between cities and private developers are a significant share of new supply in supply-constrained markets. ULI sessions on partnership structures and pipeline capacity signal how much affordable and workforce housing will deliver in 2027–2028 — relevant to first-time buyers at income thresholds that qualify for these programs.
Modular, panelized, and off-site construction
Construction labor shortages and cost inflation have renewed interest in off-site manufacturing methods that reduce on-site labor requirements by 30–50%. ULI sessions on modular and panelized construction scalability — and which markets have the supply chain infrastructure to support it — signal whether factory-built housing can meaningfully address the supply gap at entry-level price points within the next 3–5 years.
Where you buy matters as much as what you buy
Markets with strong development pipelines and zoning reform tend to see better affordability over a 5-year horizon. Run the mortgage math for your target market before committing.
Common questions
What is the Urban Land Institute?
The Urban Land Institute (ULI) is a non-profit research and education organization with 45,000+ members including real estate developers, investors, planners, architects, and public officials. It produces influential research on land use policy, housing supply, and urban development. The annual Fall Meeting is its flagship event — where trends in residential and commercial development are discussed in the context of capital markets, regulation, and infrastructure.
How does the ULI Fall Meeting affect housing supply for buyers?
ULI sessions on zoning reform, infill development, and multifamily-to-residential conversions directly influence what gets built — and where. Policy recommendations from ULI research frequently inform state and local legislation on ADU legalization, upzoning, and density bonuses. When ULI signals that a particular development model (mixed-income infill, modular construction, adaptive reuse) is gaining capital, more of that housing type comes to market 18–36 months later. The ULI Terwilliger Center for Housing publishes annual housing research tied to Fall Meeting themes.
What is "Emerging Trends in Real Estate" and why does it matter?
Emerging Trends in Real Estate is the joint annual forecast published by ULI and PwC, released at the Fall Meeting. It surveys 1,500+ real estate professionals and ranks markets by investment and development prospects. The residential chapter covers which MSAs are attracting new housing capital — a leading indicator of where supply will grow and where price pressure may ease over a 2–3 year horizon.
Does ULI represent homebuilders or buyers?
ULI's membership skews toward developers, investors, and institutions rather than individual buyers or homebuilders. Its policy positions — typically pro-density, pro-zoning reform, pro-public-private partnership — tend to favor increasing housing supply across all tenure types. NAHB (National Association of Home Builders) is the primary trade voice for production builders; ULI covers the broader land use and capital markets ecosystem.
Which housing markets does ULI rank highest for 2027 development?
The 2027 Emerging Trends ranking (released at the October 2026 Fall Meeting) will reflect current capital flows and development pipelines. Markets consistently ranked highly include Dallas-Fort Worth, Nashville, Phoenix, Raleigh-Durham, and Austin for overall prospects. Established coastal markets (New York, San Francisco, Boston) typically rank lower on development prospects but high on investment stability. The full ranking and rationale are published at uli.org/research.