Housing has become one of the defining issues in Maine’s 2026 governor’s race, with the three major candidates outlining different approaches to increasing supply, reducing housing costs and speeding up development.

Republican Bobby Charles, independent Rick Bennett and Democrat Hannah Pingree discussed their housing proposals at the Maine Real Estate & Development Association’s fall conference on September 16, as the campaign moves toward the November election. All three candidates pointed to high home prices, limited availability and the slow pace of construction as major problems facing Maine’s housing market.

The proposals, however, differ in how the candidates say the state should respond.

Charles has focused heavily on regulations and permitting. He argues that state and local requirements have increased development costs and slowed housing construction. His proposal includes reviewing existing regulations to identify rules that he believes are preventing private developers from building more homes. He has also proposed reducing income and property taxes and lowering energy costs.

Bennett has emphasized both homeownership assistance and faster development. He has proposed down-payment assistance for first-time buyers and mortgage support to help make monthly payments more manageable. He also wants Maine to expand manufactured housing and conduct an audit of the permitting process to identify where housing projects are being delayed.

Pingree has proposed a larger state investment in housing construction and preservation. Her plan calls for $100 million annually to help finance new housing and preserve existing affordable units through programs such as tax credits and subsidies. She has also proposed a 90-day deadline for certain state permits, including approvals involving the Department of Environmental Protection.

The proposals come as Maine continues to face a substantial housing shortage. A state-commissioned analysis has estimated that Maine needs roughly 80,000 additional homes by the end of the decade to meet current and future demand. Although housing construction has increased in recent years, the state continues to face high prices and affordability challenges.

The issue is also unfolding alongside a changing housing market. More than 8,000 homes were listed for sale across Maine in August, the highest level in at least five years of Redfin data and more than 8% above the same month last year. At the same time, August home sales fell 10.1% year over year while the median sales price rose 4.3% to $424,550.

That combination illustrates the challenge facing the next administration. Maine is seeing more homes reach the market, but higher prices and borrowing costs continue to make homeownership difficult for many residents. Increasing the number of homes available is therefore only one part of the broader affordability discussion.

For developers and local governments, permitting and construction costs remain another major part of the equation. Proposals from all three candidates include some form of regulatory or administrative changes intended to make it easier or faster to produce housing, although the details differ significantly.

The housing debate is likely to remain central as Maine approaches the November election. Regardless of which proposals ultimately become policy, the next governor will inherit a housing market where inventory is improving but affordability remains a major concern for buyers, renters, developers and communities across the state.