The Greater Capital Association of REALTORS® is a professional trade association which provides its members with programs and services which enhance the members‘ ability to successfully conduct their businesses in a competent and ethical manner, promotes cooperation among its members, and promotes the public‘s right to own, use and transfer real property.
The Greater Capital Association of REALTORS® makes no warranties and assumes no responsibility for the accuracy on the information contained herein. The opinions expressed in articles are not necessarily the opinions of the Greater Capital Association of REALTORS®.
The Greater Capital Association of REALTORS® does not necessarily endorse the companies products or services advertised in the newsletter unless specifically stated.
LEADING THE WAY A VISION FOR 2026
As the newly elected president of the Great Capital Association of REALTORS®, it is both an honor and a privilege to usher in 2026 with all of you. The association, the third largest in New York State, is a testament to the dedication and professionalism each member brings to the real estate industry. As we step into a new year, I am filled with optimism and enthusiasm for the opportunities and challenges that lie ahead.
2026 promises to be a dynamic year for both buyers and sellers. The everevolving real estate landscape demands adaptability and innovation, and the association is uniquely positioned to lead the charge. With a robust membership base, we have a wealth of knowledge and experience to draw from, ensuring that we remain resilient and proactive in the face of change. Our collective efforts will not only strengthen the association but also enhance the services we provide to our clients and communities.
In the coming year, we will continue to focus on key areas that drive success in real estate. Continued education and professional development will remain a cornerstone of our mission. By staying informed of market trends, technological advancements, and regulatory changes, the members will be equipped to navigate the complexities of the real estate market with confidence.
Collaboration and networking will also be pivotal in 2026. The relationships we build with one another, as well
as with our clients and partners, are the foundation of our success. The association will strive to create more opportunities for engagement through events, workshops, and forums. These platforms will serve not only as a means of exchanging ideas but also as a way to foster a sense of community and support among members.
Moreover, advocacy will remain at the forefront of our agenda. As REALTORS®, we have a responsibility to advocate for policies that benefit both the industry and the consumers we serve. The association will remain vigilant in representing members’ interests at the local, state, and national levels, ensuring we have a voice in shaping the future of real estate.
As we embrace this new year, I encourage each of you to reflect on the incredible work you do and the impact it has on the lives of many. Your commitment to excellence and integrity is what sets our association apart and propels us forward.
In closing, I am excited to embark on this journey with all of you. Together, we will navigate the complexities of 2026, turning challenges into opportunities and achieving new heights. Thank you for your trust and support. Here’s to a successful and prosperous year for the Great Capital Association of REALTORS® and all its members.
Kirsten Blanchard 2026 GCAR President
2026 INSTALLATION OF OFFICERS & DIRECTORS
On Thursday, January 22, the 2026 officers and directors of GCAR and Global MLS were officially sworn in during the organizations’ annual installation dinner at Duo at the Dunes.
GCAR Past President Cathy Griffin administered the oath of office to Kirsten Blanchard of Coldwell Banker Prime Properties, who was installed as the 2026 GCAR President.
Assemblyman Angelo Santabarbara administered the oath of office to Brian Miranda of Miranda Real Estate Group, installing him as the 2026 Global MLS President.
GCAR and Global MLS General Counsel James Braman conducted the swearing-in ceremonies for the 2026 GCAR and Global MLS Boards of Directors.
THANK YOU EVENT SPONSORS
1st National Bank of Scotia
Arrow Bank
Ballston Spa National Bank CIREB
Homestead Funding Corp. in-house media
Premium Mortgage
SMPR Title Agency, Inc.
Sunmark Credit Union
The Mortgage Place
Top Gun Inspection Services Group
Women’s Council of REALTORS® Capital Region
Cathy Griffin swears in GCAR President Kirsten Blanchard Assemblyman Angelo Santabarbara swears in Global MLS President Brian Miranda
GCAR past presidents in attendance
GCAR Secretary-Treasurer, Jennifer Mentiply (center) with friends and family
GCAR Volunteer Reception
On December 4th, GCAR held a reception at the Crowne Plaza-Desmond Hotel to honor and thank the members who volunteered their time to the association throughout 2025.
GCAR Members Appointed to Serve on NAR Committees
Kirsten Blanchard Board of Directors
Susan Sommers Professional Development Committee
Sympathies are extended to...
The friends and family of GCAR member Sandra Nardoci of Berkshire Hathaway Home Services Blake upon her passing on December 18, 2025.
The friends and family of GCAR member Deborah Straight of Howard Hanna upon her passing on December 24, 2025.
NAR’s 2026 - 2028 Strategic Plan
NAR is at a pivotal moment—one focused on strengthening member value and delivering meaningful support to REALTORS® at every stage of their careers. Informed by lessons learned and shaped by input from more than 150,000 members across the industry, NAR’s new Strategic Plan is designed to modernize the association, sharpen its focus, and enhance the member experience. The plan prioritizes practical tools, advocacy, and resources that directly support REALTORS® in today’s evolving marketplace—ensuring the national association remains responsive, relevant, and aligned with the needs of local members.
.RealEstate Launches All-in-One Digital Platform for REALTORS®
.REALESTATE, an official partner of the National Association of REALTORS®, has unveiled a new unified digital platform designed to help real estate professionals build, launch, and manage their online presence in one place. The expanded platform goes beyond domains to offer customizable websites, AI-powered content and SEO tools, integrated CRM, and professional email—making it easier for agents and brokerages to establish a polished, credible digital brand.
NAR Consumer Guides
Each one-page resource gives clients a handy overview of key aspects of the real estate transaction, like negotiating written buyer agreements and understanding offers of compensation. They’re an invaluable way to start conversations with and educate consumers.
>> Find them here: facts.realtor
DATES
TO REMEMBER
February 8-12
NYSAR Mid-Winter Business Meetings
Crowne Plaza Albany – Desmond Hotel
February 16
Presidents’ Day
GCAR and Global MLS Offices Closed
April 21 (tentative)
Lobby Day
NYS Capitol
June 13-18
NAR Legislative Meetings & Trade Expo
Washington, DC
For additional information, visit GCAR.com/events
STATE OF THE STATE PUTS HOUSING FRONT AND CENTER AS KEY REALTOR® PRIORITY BECOMES LAW
By Connor Gillis Government Affairs Rep, NYSAR
Governor Hochul Delivers 2026 State of the State Address
Governor Kathy Hochul laid out her priorities for the 2026 legislative session during her annual State of the State Address on January 13th. The governor’s State of the State emphasized making New York more affordable, with a slew of proposals designed to build more housing, invest in critical infrastructure, and cut red tape.
The governor’s proposals would:
• Amend the State Environmental Quality Review Act (SEQRA) to classify certain types of housing projects that are compliant with local zoning and have no significant impacts on the environment as not in need of additional SEQRA review
• Ensure project review is subject to a two-year maximum deadline for completion of a SEQRA environmental impact statement from the point of decision to proceed with an environmental impact statement to the issuance of the final agency decision
• Develop Generic Environmental Impact Statements to cut down environmental review timelines for select housing & renewable energy projects
• Have state agencies involved in permitting and environmental review processes provide recommendations on how to accelerate the process
• Invest $250 million to accelerate affordable housing
• Provide additional funding for the MOVE-IN NY program to support the construction of prefabricated homes for low- and moderate-income New Yorkers
• Expand the number of land banks permitted from 35 to 45
• Create the Manufactured Homes Park Improvement Revolving Loan Fund
For more information on the State of the State, visit nysar.com
NYSAR Lobby Day Priority Signed into Law
On December 12, Gov. Kathy Hochul signed into law
NYSAR-supported legislation (A.5886-C/S.6361-B) that will limit the use of real estate service and listing agreements for residential real property to no longer than two years. In recent
years, reports have surfaced of entities locking consumers into long-term listing agreements that restrict sellers’ ability to use any brokerage other than the one party to the listing agreement. At times, these longer-term listing agreements have lasted upwards of 40 years, thereby restricting a seller’s ability to choose a different brokerage for the duration of the agreement. NYSAR worked with State Senator Jamaal Bailey and Assemblymember Catalina Cruz to successfully pass this bill. REALTORS® across the state advocated for the new law during NYSAR’s annual Lobby Day in Albany.
Projected deficits are likely to impact state budget proposals and negotiations
New York State and New York City budget deficits will likely affect state budget proposals and negotiations over the next few months, leading up to the April 1 state budget deadline. Last October, the state budget office released a financial update showing a total budget deficit of $26.8 billion over the next four years. Additionally, New York City is facing an estimated $10 billion budget gap in fiscal year 2027 alone. These projected shortfalls take into account factors such as federal funding, tax revenues, and education and Medicaid costs. NYSAR will be paying particular attention to real estate-related budget proposals, including any attempts to increase taxes.
Kirsten Nachbar Blanchard
Coldwell Banker Prime Properties
GCAR President
Kirsten Nachbar Blanchard, a seasoned REALTOR® since 1988 and an associate broker since 1997, boasts an impressive career. Holding esteemed designations like Graduate REALTORS® Institute (GRI) and Certified Buyer Representative (CBR), Kirsten’s commitment to professional excellence is evident.
Her active involvement in various GCAR committees— Community Relations, RPAC, Trade Show, Grievance, and Education—culminated in her appointment to the GCAR Board of Directors in 2019, a testament to her dedication and leadership within the real estate community.
Michelle Poccia Staged Nest Real Estate
GCAR President – Elect
Michelle’s journey in real estate began in 1989 when success with a “For Sale by Owner” transaction sparked her passion for the industry. Eager to assist other buyers and sellers, she obtained her real estate license in 1990 and furthered her commitment in 1993 by becoming a licensed associate real estate broker. Michelle’s success in the field earned her recognition, leading to appointments and distinguished service on various GCAR committees. Her contributions extended to roles on the GCAR and NYSAR Board of Directors, marking her as a dedicated and accomplished professional in the real estate community.
Jennifer Mentiply
Renovo Real Estate
GCAR Secretary – Treasurer
Jennifer Mentiply has been a REALTOR® and broker since 2006. In 2012, she founded her own company, and most recently, she launched RENOVO Real Estate, a trailblazing firm built on a mission to empower agents and make a meaningful impact in the community. A respected industry leader, Jennifer served as the 2019 President of the Women’s Council of REALTORS® Capital Region and was a state-level board member in 2020 and 2021.
With experience in both residential and commercial real estate, she is driven by a vision for innovation and growth. Outside of work, Jennifer enjoys line dancing, supporting her sons at sporting events, and spending time with her young daughter. She is also a proud military spouse, honoring her husband’s more than 20 years of service in the U.S. Army.
DIRECTORS
Susan Cerone Howard Hanna
Lisa Licata Sterling Real Estate Group
Kathie Spangler Julie & Co Realty
Lorenzo Murray Hunt ERA
Haleh Struzinsky HS Capital Realty
Melissa Woodcock Staged Nest Real Estate
Christopher Wright Saratoga Spa Realty
Felton McLaughlin NAI Platform
NAR 2026 Forecast Summit Predicts Positive Recovery, With Regional
Lower mortgage rates and inventory gains are expected to attract more buyers back to the market in 2026. With local variations in mind, NAR forecasts an overall 14% increase in existing home sales. Here’s how to get ready.
Top economists have one word to sum up the housing market for 2026: opportunity. Lower mortgage rates and a rising supply of homes are expected to open up the housing market in the new year—something the real estate industry and potential home buyers and sellers have been waiting for, following three years of stagnation.
The National Association of REALTORS® is forecasting a double-digit—14% increase—in existing home sales for 2026.
“In 2026, we expect higher inventory, modest improvements in affordability and more accommodating monetary policy from the Federal Reserve will help more Americans buy their next home,” said Lawrence Yun, NAR’s chief economist, during the virtual “Real Estate Forecast Summit: The Year Ahead”.
If mortgage rates drop to 6%—as NAR projects for 2026—it would mark a full percentage point drop from the roughly 7% average at the start of 2025. That shift could unlock an estimated 5.5 million additional qualified home buyers nationwide, including about 1.6
million renters, who could finally make the leap into homeownership.
“Lower mortgage rates will save the day” for the housing market next year, Yun said. They’ll help improve affordability, but meaningful progress will also depend on increased housing inventory to create more opportunities for buyers and sellers in 2026, he said.
5 Ways to Get Your Business Ready
Nadia Evangelou, NAR senior research economist and director of real estate research, pointed to several ways real estate pros can prepare for the projected uptick in sales.
1. Target the new pool of rate-qualified buyers. A one-point mortgage rate drop can significantly expand the buyer pool—especially among renters, younger households and high-earning millennials who may have been previously priced out. “Reach out to buyers who may have stepped back from the market” because they may be in a better position to re-enter if rates drop to 6%, Evangelou said.
2. Price strategy matters more than ever. As affordability has been stretched, buyers are ultrafocused on their house payment, Evangelou said. “Homes priced even 3–5% above market will face longer days on the market and deeper eventual reductions,” NAR’s report notes. Real estate pros will need to guide sellers on realistic pricing to result in a faster sale and stronger final sales price. “Well-priced homes will stand out in the market immediately,” Evangelou said.
3. Watch the inventory mix.
Mid-priced homes that better align with household incomes will drive demand in 2026. Evangelou noted that middle-income buyers can now afford only 21% of listings nationwide, down from 50% pre-pandemic. Markets that are seeing greater availability of midpriced homes are better positioned for recovery. For example, Evangelou noted that places like Raleigh, N.C., have shown improvement as their inventory has become more closely aligned with local income levels.
Builders are also starting to respond to the affordability gap. Townhomes—often a more attainable option for entry-level buyers—comprised 18% of single-family housing starts in the second quarter of 2025—nearly double their share from a decade ago, said Robert Dietz, chief economist at the National Association of Home Builders.
4. Migration patterns remain a driving force. Metros in the South, Mountain West and many Midwestern regions continue to attract new residents, and areas with higher migration are likely to see stronger home sales as a result. “Knowing where your buyers are coming from and why is essential,” Evangelou said.
5. Expect meaningful—but uneven—demand. Even with a projected 14% national increase in home sales, recovery will vary greatly by market. “Demand will improve, but not everywhere the same,” Evangelou said. “The recovery will be concentrated where housing and incomes are coming closer together.” The alignment— between affordability, job growth and buyer demand— will determine which metros see the biggest swings in 2026. NAR economists identified several key indicators that tend to drive market momentum and pinpointed 10 emerging homebuying hot spots for 2026.
Keep an eye on these 10 metrics in your local market, which could lead to stronger home sales in your area in 2026:
• Household income growth
• Job growth
• Millennial household growth
• Increase in rate-qualified households if mortgage rates dip to 6%
• Strong domestic migration that drives population growth
• Share of sales with price reductions that shows how close seller expectations align with buyer budgets
• More listings available at attainable price points
• Mortgage and rent payment alignment
• Single-family permit growth
• Growth in mortgage originations as a key indicator of strengthening buyer activity and transaction volume
Copyright NATIONAL ASSOCIATION OF REALTORS®. Reprinted with permission.
GLOBAL MLS LEADERSHIP
Brian Miranda Miranda Real Estate Group President
Brian Miranda brings a unique blend of financial expertise and real estate leadership to the industry. With a 16-year career in banking, including senior accounting roles at both a local bank and a corporate credit union, Brian has extensive experience in financial analysis, risk management, audits, and strategic decision-making.
He has also been a licensed REALTOR® for more than 20 years and has served as an associate broker and manager since 2007. Today, Brian oversees the daily operations of a locally based independent brokerage with more than 130 agents, giving him a firsthand understanding of the challenges facing today’s REALTORS®.
As a member of the Global MLS Board of Directors since 2022, Brian played an active role in shaping policies and guiding the organization through industry-wide changes. A frequent speaker and emcee at REALTOR® events nationwide, he is a trusted voice and advocate for the REALTOR® community.
Kendal Baker Marker’s Octagon Realty Vice
President
Kendal Baker is the principal broker of Octagon Realty and brings over 20 years of real estate experience to the role. A dedicated member of both GCAR and CIREB, Kendal has served on the boards of directors for GCAR and Global MLS, and has contributed to numerous committees including Professional Standards, Strategic Planning, and Finance. Kendal has also served as an NYSAR Director and held leadership roles with the Washington County Board of REALTORS®, first as a director and later as President. In 2022, Kendal served on the National Association of REALTORS® Board of Directors.
Kendal holds an MBA from Columbia University and has a background in finance and international business, having worked as a financial advisor with CommVerge Solutions in Hong Kong and as a Senior Credit Officer with Bayerische Vereinsbank in Munich.
Victoria Romeo Romeo Team Realty
Secretary-Treasurer
Victoria “Tori” Romeo is the Broker/Owner of Romeo Team Realty. She holds master’s degrees in History and Education from the University of Edinburgh and St. Lawrence University. After seven years in eLearning, she became licensed in 2012 and has been helping buyers, sellers, and agents ever since.
Tori is a Past President of the Women’s Council of REALTORS® Capital Region and served as New York State Secretary for the Women’s Council of REALTORS® New York. She has also volunteered on GCAR and NYSAR committees and has served on the Global MLS Board of Directors since 2022.
A Graduate of the REALTOR® Institute (GRI) and a Certified Buyer Representative®. She lives on Ballston Lake with her husband and two daughters.
DIRECTORS
Tim Charbonneau Coldwell Banker Prime Properties
Jay Christiana Berkshire Hathaway HomeServices
Liz Schultheiss Howard Hanna
Joanna Rockwood Four Seasons Sotheby’s International Realty
Marc Weiss Keller Williams Capital District
Angie Mead Gallo Realty ADK
GCAR AFFILIATE MEMBERS
Use this directory as a resource for products and services. Affiliates join monthly, so check each issue for updates. You can also search the online affiliate directory by visiting GCAR.com/affiliate-members.
10 One Productions
518-487-9497
10oneproductions.com
Aaron@10oneproductions.com
1st National Bank of Scotia 201 Mohawk Ave Scotia, NY 12302 518-370-7117
www.firstscotia.com japoulin@firstscotia.com
32 Mile Production
331 Round Lake Rd
Ballston Lake, NY 12019 845-597-4804 • www.32mile.com chuck.fernandez@32mile.com
Ace Home Inspections
110 Wolf Rd, Suite 102 Albany, NY 12205 518-727-7091 acehomeny.com acehomeny@gmail.com
6:00 P.M. – 7:00 P.M. INSTALLATION OF 2026 OFFICERS
TUES., FEB. 10 2:00 P.M. – 3:30 P.M. GENERAL SESSION
“Opportunity Awaits” – the New York State Association of REALTORS ® 2026 Mid-Winter Business Meetings will be held on-site at the Crowne Plaza Albany – The Desmond Hotel from February 9–12, 2026.
Visit www.nysar.com to register for the events and committee meetings.
