Current Reports

Affordable Housing Trends Report Spring 2024

As housing costs spiral, rental affordability has become a more urgent issue, burdening a greater number of Americans. Arbor’s Affordable Housing Trends Report Spring 2024, developed in partnership with Chandan Economics, examines the major policies and programs shaping the marketplace at a time when overdue federal funding expansions have increased agency budgets.


What Is Driving Lifestyle Renter Demand?

Lifestyle renters — those who have the means to own but prefer to rent or are willing to pay more for apartments with amenities — have become a key driver of rental demand in single-family rental homes, build-to-rent communities, and other types of high-quality multifamily housing. With this small yet influential demographic growing, our research teams examine and explain the factors driving lifestyle renter demand.


Build-to-Rent Well-Positioned to Fill Housing Market Gap

With nearly one-fifth of multifamily properties now over 65 years old, it’s time to consider solutions for rejuvenating the rental housing stock in the U.S. While building rehabs are a tried-and-true solution, build-to-rent (BTR) is an alternative that is well-positioned to expand as Americans increasingly favor renting over homeownership.


U.S. Added 514,000 New Rental Households in 2023

In a year when inflation and elevated interest rates weakened affordability, the rental housing sector strengthened and expanded. An analysis of newly released U.S. Census Bureau Housing Vacancies and Homeownership data shows the number of rental households climbed in 2023.

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Healthy Housing Rewards®, Enhanced Resident Services, and Healthy Design

Arbor’s Fannie Mae Multifamily offers Healthy Housing Rewards, a product feature that provides lower pricing to finance affordable properties with healthy design features. Enhanced Resident Services is a product feature that provides lower pricing to finance affordable properties with enhanced resident services that improve the health and stability of their residents including health and wellness services, work and financial capability support, and more. Healthy Design is a product feature that provides lower pricing to finance affordable properties with health-promoting design and operational features including playgrounds, fitness equipment, tobacco-free environments, green spaces, and more.

  • Lower interest rate
  • Healthy Design: Reimbursement for Healthy Design Certification (up to $6,500)
  • Enhanced Resident Services: Reimbursement for initial Sponsor certification (CORES) and Enhanced Resident Services Property certifications
  • Flexible underwriting to specific affordable developments
  • Flexible loan terms, and fixed- or variable-rate financing options
  • Certainty and speed of execution
  • Affordable Housing Properties with at least 50% of the units affordable at 80% of Area Median Income or less
  • Healthy Design: Must obtain Healthy Design certification from an approved Fannie Mae provider.
  • Enhanced Resident Services: Must obtain Sponsor certification and Property-level certification from an approved Fannie Mae provider
  • One-time benefit per borrower per property; Healthy Design and Enhanced Resident Services cannot be combined
Pricing Healthy Design: 15 basis points discount
Enhanced Resident Services: Up to 30 basis points discount
Term 5-30 years
Amortization Up to 35 years
Healthy Design Certification Certification fee is reimbursed up to $6,500 by Fannie Mae
Enhanced Resident Services Certification Sponsor Certification: Cost of initial Sponsor certification is reimbursed 100% by Fannie Mae; Sponsor must obtain recertification every 5 years
Property Level Certification: Initial certification cost of property-level compliance will be 100% reimbursed by Fannie Mae; Borrower must obtain yearly property certification.
Interest Rate Fixed- and variable-rate options available
Maximum LTV Varies by product type
Minimum DSCR Varies by product type
Prepayment Availability Flexible prepayment options are available including yield maintenance and declining prepayment premium
Loan Amount No minimum or maximum
Rate Lock 30- to 180-day commitments. Borrowers may lock the interest rate using Streamlined Rate Lock option. Confirmation of Healthy Design certification or sponsor-level and property-level certifications is required prior to rate lock
Interest Accrual 30/360 and Actual/360
Recourse Non-recourse execution is available, with standard carve-outs for “bad acts” such as fraud and bankruptcy required
Third-Party Reports Standard third-party reports, including Appraisal, Phase I Environmental Assessment and a Property Condition Assessment, are required. Confirmation of Healthy Housing Rewards features and eligibility is required
Assumption Loans are typically assumable, subject to review and approval of the new borrower’s financial capacity and experience


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