BRIEF 1:
Nashville Summit Report Series:
Background and Our Methodology
March 2026
Intentionally Shifting Gears for this Pivotal Moment
We are standing on shifting ground. It is rare in our history that the very foundation of community development moves beneath our feet, but that is happening right now.
At NCRC, our network of over 700+ organizations is united by a simple definition of a Just Economy: one where capital and opportunity flow equitably into communities to expand equitable housing opportunities, grow small businesses and create quality jobs. For decades, that capital flow was determined by a specific set of pipelines built in the 1980s and 1990s via the Low-Income Housing Tax Credit (LIHTC), the New Markets Tax Credit and the Workforce Innovation and Opportunity Act.
Today, that system has been broken. Federal funding has been zeroed out or drastically reduced, with the assumptions that guided our work for thirty years no longer holding true.
This creates a moment of genuine fear and concern for our field. But, it also creates a rare opening: when core financing structures are stable, we tend to focus on surface-level improvements. When systemic weaknesses are exposed, there is a critical opportunity to fundamentally restructure the entire ecosystem. We realized that if we are forced to rebuild, we shouldn’t just recreate the system that wasn’t working well enough in the first place.
This moment demands something different. It requires a conversation led by the people actually doing the work: the practitioners across the community development spectrum who know exactly where the market is failing because they are the ones trying to fix it every day.
NCRC faced a choice: We could hold a traditional summit where we listen to the same kinds of messages that lament the state of the world, or build a truly useful and transformative workshop model with actionable solutions. We chose to do the hard thing and leaned into changing our Summit’s model.
The Dialogues Model
We designed the Nashville Summit as a deliberate, one-and-a-half-day working session modeled on the Guilford Dialogues. We chose this framework because it offers something traditional conferences do not: a mechanism for solving complex problems through a values-based collaborative approach. The transformative power of this process lies in its refusal to let participants stay in their professional lanes. It forces a collision between the distinct perspectives of our field by compelling the banker, the policymaker and the community organizer to move beyond transactional connections and towards shared understanding of mutuality. It operates on the premise that the solution isn’t missing; it is just fragmented across the room. Our goal was to use this rigorous dialogue structure to mine that collective intelligence and move forward in a unified way.
The Setup: Breaking the Silos
We separated the participants into 18 separate dialogue tables organized by banks’ Community Reinvestment Act areas of investment (housing, small business and workforce development). However, within those specific areas, we deliberately mixed the configuration of the groups. We sat developers next to housing counselors and technical assistance providers alongside funders and municipal officials. This dialogue model better encourages a melding of diverse perspectives that rarely happens in day-to-day work. It ensured that members of the same investment areas weren’t echoing each other at a shallow level, but were pressure-testing ideas against the realities of the partners they rely on to get deals done.
The Process: From Venting to Vetting
We recognized that we could not simply ask people to innovate in a vacuum. To solve for this, we used a Panel-to-Dialogue approach. Each working session was preceded by a panel of national leaders who defined the macro-level challenge or provided examples that could help jumpstart the dialogue phase. These panels acted as strategic prompts, grounding the room in at topic before asking the tables to solve for it.
We designed the table discussions to give participants an opportunity to gain insights from their peers and to provide us with significant qualitative data we could synthesize across the different discussions. We intentionally seated practitioners from different stages of capital deployment together to break down professional silos within their area of expertise.
We instructed table facilitators to steer conversations away from safe, expected answers and push for fresh examples and ideas. The goal was to capture both the ground-level reality that is often missed from the national perspective and pair that with potential solutions to those identified barriers. This intentionally structured model forced the room to move past venting about symptoms and to begin building concrete, pressure-tested systemic solutions.
The Summit’s dialogue groups were tasked with three distinct tasks, each with a specific objective:
1 Getting to the Cause, Not the Symptom (Barriers):
- The Panel Prompt: The opening panel, “Setting the Stage,” mapped the systemic shifts and the scarcity of government resources. Leaders in finance and housing made it clear: the old funding flows are not coming back. They defined the macro-level “new normal.”
- The Dialogue Group’s Objective: We asked practitioners to drop the polished, grant-report language and focus on the reality on the ground. The goal was to identify secondary impacts and not just focus on the loss of money. Participants dissected how the new pressures were forcing them to abandon old habits and assumptions.
2. What’s the ‘New Normal’ We’d Want (Innovations):
- The Panel Prompt:Â The “Imagination & Collaboration” panel explored what can work when we stop feeling constrained by the system by highlighting programs that operate in ways that could help inform options to redesign the system. It showcased leaders who were already rewriting the playbook and operating outside traditional funding constraints.
- The Dialogue Group’s Objective: The tables shifted to brainstorming systems change at the community level. Participants were asked to design new models from scratch based on discussion prompts like: If you weren’t constrained by grant deliverables, what core business principle would you build on and who would you build on it with? They focused on removing local systemic barriers, such as zoning codes or fragmented ecosystems, that block progress regardless of funding levels. The conversations asked participants to look for ways to build partnerships with those who benefit from the work of community development.
3. What Gets Us Closer to Perfect (Prioritizing Solutions):
- The Panel Prompt: The closing “Implementation & Opportunities” panel focused squarely on execution and identifying quick wins that don’t require an Act of Congress to achieve.
- The Dialogue Group’s Objective: In the final phase, the dialogue tables narrowed their ideas to a short list of actions that could realistically be advanced locally within the following 6–12 months and what the first step towards each could be for them once they returned home after the Summit. Each table also began to derisk one idea by naming the most likely reasons it could stall over the next three years so that risks could be accounted for early rather than later on in the process .
The Output: A Filtered Synthesis
NCRC staff members acted as recorders for over 80 hours of concurrent conversations. The final strategies reflected in this report were the most promising strategies that were replicable, actionable and measurable. What follows is the synthesis of that work.
Series Introduction
Methods and Definitions
Data Sources
Home Mortgage Disclosure Act (HMDA) Data: Primary data source covering national mortgage lending patterns from 2018-2024, representing approximately 88% of all mortgage applications processed annually
US Census Bureau Data: Used for demographic information, population statistics, and income data including the American Community Survey and Decennial Census data
Consumer Financial Protection Bureau (CFPB) Data: Source for HMDA data collection and release
Brookings Institution Research: Referenced for demographic projections and population growth analysis
Federal Financial Institutions Examination Council: Source for HMDA data products
Analysis Period and Scope
Time Frame: 2018-2024
Loan Types Analyzed: Focus on home purchase loans for owner-occupied, site-built, 1-4 unit properties except as noted
Data Processing Methods
Race/Ethnicity Calculation: Detailed subgroup identification method that prioritizes specific ethnic codes (11-14 for Hispanic subgroups, 21-27 for Asian subgroups, 41-44 for Pacific Islander subgroups) over broader categories
Missing Data Treatment: “No Data” loans excluded from demographic calculations rather than treated as a separate racial category
Year-over-Year Comparisons: Multi-year data compared using identical calculation methods across the 2018-2024 period
Key Metrics and Definitions
Low- and Moderate-Income Borrower (LMIB): Borrowers with household income below 80% of area median income
Low- and Moderate-Income Census Tract (LMICT): Geographic areas where median family income is at or below 80% of metro area median family income
Majority-Minority Census Tract (MMCT): Census tracts where racial/ethnic minorities comprise more than 50% of residents
Cost Per Dollar: Calculated as (Total Payments Over 30 Years + Closing Costs) ÷ Original Loan Amount
Market Share: Percentage of total loans in a market originated by a specific lender
Calculation Formulas
Percentage Calculations:
- Low and moderate-income borrower percentages: (LMIB/Total Loans) × 100
- LMI Tract percentages: (LMICT/Total Loans) × 100
- Majority-minority tract percentages: (MMCT/Total Loans) × 100
- Race and ethnicity percentages: (Race group/(Total Loans-No Data)) × 100
Data Quality and Limitations
Coverage Limitations: Analysis limited to loans with reported demographic data (approximately 4.7 million of 5.3 million total loans in 2024)
Census Boundary Changes: 2020 Census redrew neighborhood boundaries, affecting historical comparisons for majority-minority tract analysis starting in 2022
Missing Data Impact: Growing number of loans without demographic data affects trend analysis accuracy
Multiracial Identity Challenges: Difficulty measuring lending equity for people identifying as multiple races
Terms
AAPIÂ – Asian American and Pacific Islander: Demographic label that groups together Asian and Pacific Islander communities
AHOÂ – Access to Home Ownership: Office of Hawaiian Affairs program that guarantees portions of home loans for Native Hawaiian first-time homebuyers
CDFIÂ – Community Development Financial Institution: Specialized lenders focused on serving underserved communities
CFPBÂ – Consumer Financial Protection Bureau: Federal agency that oversees mortgage lending and consumer financial protection
CRAÂ – Community Reinvestment Act: Federal law requiring banks to meet credit needs of their entire communities, especially low-income areas
FHAÂ – Federal Housing Administration: Government agency that insures mortgages
GSEÂ – Government-Sponsored Enterprise: Companies like Fannie Mae and Freddie Mac that buy mortgages from lenders
HMDAÂ – Home Mortgage Disclosure Act: Federal law requiring lenders to report detailed mortgage lending data
HoPIÂ – Hawaiian or Pacific Islander: Demographic category for Native Hawaiian and Pacific Islander populations
HUDÂ – US Department of Housing and Urban Development: Federal agency that oversees housing programs
IHBGÂ – Indian Housing Block Grant: Federal program funding housing development on tribal lands
LEIÂ – Legal Entity Identifier: Unique identification code for financial institutions
LMIÂ – Low- and Moderate-Income: People or areas with incomes at or below 80% of area median income
LMIBÂ – Low and Moderate-Income Borrower: Borrowers with incomes below 80% of area median income
LMICTÂ – Low- and Moderate-Income Census Tract: Geographic areas where median incomes fall below 80% of regional average
MIPÂ – Mortgage Insurance Premium: Monthly fee paid by FHA borrowers to protect lenders against default
MMCTÂ – Majority-Minority Census Tract: Neighborhoods where racial/ethnic minorities make up more than 50% of residents
RHSÂ – Rural Housing Service: USDA program providing housing assistance in rural areas
VAÂ – Veterans Affairs: Government department that provides benefits to military veterans, including mortgage guarantees
YoYÂ – Year-over-Year: Comparison between the same period in consecutive years
The Home Mortgage Disclosure Act (HMDA) data is collected and released each year by the Consumer Financial Protection Bureau (CFPB). This dataset offers unparalleled details about 88% of the mortgage applications processed each year. This information is critical for any regulator, advocate or lender that wants to understand the market. Data of this kind promotes fair and efficient markets.
This series of research briefs will offer a deep analysis of this data and help policymakers, the general public and National Community Reinvestment Coalition (NCRC) members understand current mortgage market trends at the local level. There are a great number of topics that this data will help us explore via a series of episodes with easy to understand reports, policy suggestions, videos, data visualizations and maps. These insights can help various organizations and market actors to utilize this data to support fair lending programs and initiatives in their communities.
There were several key takeaways and findings in the 2024 HMDA data that we will discuss in future episodes. This introduction and summary will be updated as new episodes in this series are published.Â
Key Takeaways
Key Findings
- Declining Low-Income Access:Â Lending to low- and moderate-income borrowers fell to 14.2% in 2024 (the lowest level since 2018), reflecting severe affordability challenges.
- Hispanic Market Growth:Â Hispanic borrowers now exceed their population share in mortgage lending, reaching 17.7% of home purchase loans in 2024.
- Persistent Black Homeownership Gap:Â Black borrower participation remains stagnant at 8.9% (well below their 11.7% share of the adult population), with declining shares in major metro areas.
- Less-Regulated Lenders Displacing Banks: Mortgage companies and credit unions – whose lending activity is not covered by key economic opportunity laws like the Community Reinvestment Act – have greatly expanded their share of lending. Mortgage companies are making ⅔ of home purchase loans in 2024. Credit unions are now making more cash out refinance loans than banks and hold nearly the same share of the home equity market that banks do, without the oversight offered by the CRA..
Access and Affordability
Low- and moderate-income (LMI) home purchase lending continues its long decline, now at just 25.8% of all home purchases on owner occupied, 1-4 unit site built homes. Upper income borrowers dominate homebuying, even in LMI and majority minority census tracts.
Demographic Shifts
Hispanic borrowers continue to expand their market presence, and in 2024 for the first time on record were slightly over-represented in home purchase lending relative to overall population share. 17.7% of loan originations in 2024 went to a Hispanic borrower, exceeding the 16.8% percent of the overall adult population who identify as Hispanic. In contrast, the Black borrower share of the market remains well below their population representation (8.9%), with declines in key markets like Atlanta, Houston and Washington, DC.
Nashville Summit Series
Coming Soon:
BRIEF 3: Barriers & Solutions for Affordable Housing
BRIEF 4: Barriers & Solutions for Small Business
BRIEF 5: Barriers & Solutions for Workforce Development
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