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We break down the July 2026 multifamily market update using CoStar and Apartments.com data, with a clear takeaway: the market stabilizes while operators still fight for real revenue. We walk through what elevated vacancy, widespread concessions, and weak rent growth mean for underwriting and day-to-day operations.

• supply wave slowing after the 2024 delivery peak
• vacancy staying above 8% as absorption cools
• concessions becoming common and masking true economic rent
• tracking advertised rent vs effective rent vs net collected revenue
• rent growth hovering under 1% and why that changes deal math
• market-by-market divergence and why local supply matters most
• lower priced properties outperforming higher-end product
• execution focus: occupancy, collections, retention, expense control
• operational discipline: control turns, underwrite flat, know the submarket
• mindset shift from appreciation to operations

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