Now in its 47th edition, the 2026 Emerging Trends in Real Estate® identifies key opportunities, risks and market shifts that will shape the industry in the coming year—drawing on insights from more than 1,700 leading real estate investors, developers, lenders and advisors across the U.S. and Canada. This year’s report uncovers an industry that is neither standing still nor returning to old norms. It is reshaping itself for a new era as technology integrates across the built environment, and demographic shifts create new demand patterns. Key highlights from 2026’s report include: 

Half Full or Half Empty? Capital Markets in the Fog. The U.S. real estate sector entered 2025 after an interest rate–driven repricing and now faces a “fog” of economic uncertainty shaped by shifting trade, immigration, and monetary policies. Industry leaders agree that opportunities still exist but have a difference in opinion as to the path forward. 

Niche to Essential Real Estate. Over the past twenty years, several real estate sectors once viewed as niche have evolved into essential components of institutional portfolios. Data centers, senior housing, medical office, self-storage, and student housing have all moved from the margins to the mainstream, often outpacing traditional property types in both demand and investor interest. 

Back to Basics with New Tools. Uncertainty around future costs and tenant demand is creating caution on asset selection and reinforcing the importance of maintaining asset quality, desirable amenities, and efficient operations — a critical component for outperformance this cycle. The tools available for property managers to achieve operational excellence are plentiful and, with increased adoption of generative AI tools, expanding rapidly. 

Demographics Will Define Demand. The U.S. market is entering a period where demographics, not solely economics, will strongly shape demand. Net international migration has been a major growth driver in population and labor forces, accounting for the majority of U.S. population gains since 2020. With restrictions reducing the flow of immigrants, the U.S. is facing slower population growth, fewer workers, and — ultimately — lower potential economic output. 

AI Moves into Real Estate. Real estate operators, especially in the residential sector, are finding value in AI-enabled leasing, resident service platforms, and more. Even as companies weigh new hiring needs and workforce impacts, the trajectory is clear: AI will become a core component of how real estate is managed, staffed, and experienced.

Find the 2026 Report Here