Market Pressures Shaping Mobility | The Insider February 2026

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Mobility continues to evolve alongside shifting market conditions and global trends. Catch up on our latest insights on real estate challenges, digitalization in immigration, and global shipping delays. Explore these recent articles to stay informed and prepared:

Feature Stories

3 Million or 20 Million? Why the Housing Gap Still Matters for Mobility Leaders

The Washington Post reports that the housing market continues to face a shortage, and experts cannot agree on how many homes are needed to stabilize it. Estimates range from 3 million to 20 million homes, and affordability is a prohibitive factor for many Americans. According to the National Association of Realtors (NAR), existing-home sales are at 75% of pre-COVID levels, and total home sales per 1,000 residents are at an all-time low.

The wide range in estimates reflects the different ways experts measure housing need. Analyst consider various criteria to determine how many homes are needed to stabilize the housing market. These include:

The number of homes available
Housing vacancy rate
Affordability relative to history (comparison of the cost of homes from a previous generation to the current). According to NAR, 2025 saw record-high real estate asset valuations and mortgage debt, highlighting how much home costs have increased over the years.
Household formation (how many potential households would form if home ownership weren’t as cost-prohibitive)
Homes per household (how many homes are needed to prevent overcrowding within single dwellings)
Regulatory constraints on supply (how many homes would have been built if there were fewer zoning, permitting, and land-use restrictions).

The disparity in estimates highlights the challenges and uncertainty in the current housing landscape. This ambiguity can affect planning, particularly in markets with fewer homes and, at times, costlier ones. NAR notes that while supply may exceed current demand in some areas, this does not signal an overabundance of homes but rather reflects affordability constraints that continue to limit buyer activity. Buyers simply have fewer options for homes in their price range. Until the supply of affordable homes increases meaningfully, mobility professionals should continue to level-set with transferees to avoid surprises when home searches begin.

The Impact: For relocation and global mobility professionals, whether the housing shortfall is 3 million or 20 million, the outcome is the same: limited inventory will undoubtedly affect home prices. Over the past 5 years, NAR reports that several states have seen price jumps exceeding 70%, with a 4% increase in median home prices projected for 2026. For clients, ongoing housing shortages and costs may lead to longer home search timelines, higher temporary living expenses, greater reliance on renter support, and increased pressure to offer competitive relocation benefits to secure talent.

To support clients during periods of housing volatility, CapRelo gathers real-time data from our agents to quickly implement price adjustments as market conditions change. We establish appropriate fair market values and list prices at the outset to shorten time on market and reduce carrying costs. Additionally, we stay ahead of industry developments by communicating with clients about persistent housing inventory challenges, elevated interest rates, and other market factors affecting affordability and timelines.

Fewer Truckers, Higher Costs: How New CDL Rules May Affect U.S. Relocations

The Wall Street Journal reports that tens of thousands of foreign truckers could be taken off the roads as the U.S. implements new rules for drivers. About 200,000 immigrant CDL holders could be affected, as states are now being asked to revoke certain commercial driver’s licenses and to restrict the issuance of some new certifications to immigrants who hold non-domiciled commercial driver’s licenses. The newly proposed rule would restrict the types of visas available to non-domiciled CDL holders, affecting 97% of current holders. The change is on hold for now, but the Transportation Department has threatened to withhold funding from states that do not enforce English proficiency and compliance standards, a requirement that has already removed several drivers from the road.

The Impact: As the Transportation Department proposes stricter rules around CDL and visa standards, the current pool of drivers is likely to decrease. This change may create competition for compliant drivers’ services, affecting rates and timelines. While CapRelo employs drivers who fully comply with these standards, we understand that disruptions in the availability of compliant drivers may affect household goods delivery schedules. Clear and consistent communication with clients about any changes in timeline and practical cost-saving solutions will help minimize any disruptions to their relocation process and support an overall positive experience.

Global Event, Local Impact: How World Cup 2026 Will Affect U.S. and Canadian Accommodation Markets

Countries are gearing up for the 2026 FIFA World Cup, scheduled to take place from June 12 to July 7. Accommodation markets across the U.S. and Canada are already feeling the pressure as demand ticks upward in host cities. As fans secure housing, short-term rentals and hotels are seeing drastic increases in prices, high occupancy, and limited availability. The 2026 edition is the largest World Cup ever staged. There are 48 teams, 104 matches, and an estimated 6.5 million spectators, all of whom will require short-term lodging.

U.S. Host Cities

Short-term rentals and hotel rooms are being snatched up in U.S. host cities. And although the House of Representatives approved $100 million to help transit agencies cover costs in the 2026 World Cup host cities, as reported by WDAF-TV Kansas City, fans looking for affordable housing are facing sticker shock. For example, Boston is experiencing a significant surge in hotel prices, with rates more than 250% higher on game days. Airbnb demand in the city is soaring – currently triple normal levels for this time of year as the World Cup approaches. The Kansas City Star reports that in Kansas City, locals are opening their homes to fans through platforms like Airbnb, Vrbo, and Orbitz, offering lodging as travelers contend with high short-term rental rates and scarcity. Host cities often receive substantial earnings, with New York and New Jersey among the highest at $4,000 per stay.

Canadian Markets

According to The Host Report, in Canada, fans are eyeing Vancouver and Toronto as highly coveted lodging locations. But Vancouver is already in the throes of a tight housing market, with severe shortages for locals. Still, matches are expected to draw significant tourism to the region. Hotel prices are projected to soar to more than 200%. It is anticipated that the city may not have enough lodging to accommodate global travelers, with locals hoping that temporary regulatory adjustments are made. Similarly, in Toronto, where the hotel and short-term rental markets are ballooning amid rising costs and interest, additional cost burdens from an increased Municipal Accommodation Tax are further pushing up traveler expenses. Accommodation close to venues and in downtown cores is particularly likely to sell out quickly.

The Impact: The 2026 World Cup is projected to be the biggest tournament yet, with players traveling across 16 cities in the U.S., Canada, and Mexico. Transferees in both the U.S. and Canadian host cities seeking housing around the time of the World Cup can expect elevated rates, limited availability, and strict booking terms.

To avoid disruption or delays, mobility professionals must be proactive and plan ahead. In the event of short-term housing shortages, CapRelo sources at least three suppliers per request to ensure we can meet your short-term rental needs and secure the best rates for you. If our primary temporary housing providers cannot accommodate a request, CapRelo has contracted suppliers that specialize in non-traditional requests, including short stays and single-family homes, to ensure our clients are never without lodging.

Global Radar

CapRelo’s Mobility Radar provides valuable insights into trends worth monitoring. This month, we have detected important global mobility updates in Indonesia, Spain, and Asia-Northern Europe.

In an effort to reduce the outflow of skilled talent, Indonesia has introduced a lifetime residency program, the Global Citizenship of Indonesia (GCI) scheme. This program is available to former residents, their children and grandchildren, and the spouses of Indonesian nationals who live abroad. Applicants may retain their foreign passports, must meet income requirements, and may purchase apartments only under leasehold agreements.
Spain has rolled out a regularization pathway for undocumented residents to obtain short- or long-term residency, as well as temporary work permits, under a program scheduled to launch in April and run until June 2026. Individuals. must have spent at least 5 months in Spain prior to December 31, 2025, and have no criminal record to apply. Accommodation will also be provided for applicants with minor children.
Experts project that spot freight rates between Asia and Northern Europe will continue to decline in 2026. Rate increases were expected in February, but weakened global demand has forced carriers to delay them. January gains are essentially being wiped out as carriers cut rates to secure business for the coming months.