HUD Clarifies What Real Estate Agents Can—and Should—Say About Crime and Schools

Jul 8 '26

By John Womeldorf (Mr. Williamsburg)

There’s been a quiet but important shift in guidance from U.S. Department of Housing and Urban Development (HUD)—and if you’re buying or selling a home, it directly impacts the kind of conversations you should be having with your real estate agent.

For years, many agents have felt like they were walking a tightrope when clients asked perfectly reasonable questions like:

“How are the schools in this area?”
“Is this a safe neighborhood?”

Those are real-world concerns. They matter. And frankly, they’re part of how people make one of the biggest decisions of their lives.

What HUD Is Now Saying

In a recent letter dated April 24, HUD made it clear:
Real estate agents can discuss neighborhood crime rates and school quality with clients—as long as there is no intent to discriminate.

That’s a meaningful clarification.

HUD essentially pushed back on the overly cautious approach that had taken hold across parts of the industry, where agents were often told to avoid these topics altogether out of fear of violating the Fair Housing Act.

HUD’s position? That kind of silence doesn’t serve buyers.

Buyers shouldn’t have to hire a Realtor and then go do all their own research anyway.

And honestly—that resonates.

The Catch (And It’s a Big One)

Just because we can talk about these things doesn’t mean we should be careless about how we talk about them.

Organizations like the National Association of Realtors (NAR) have long advised agents to:

Stick to objective, third-party data
Avoid personal opinions or interpretations
Never make assumptions about what a buyer will value

That guidance still stands—and it’s critical.

Because there’s a fine line between being helpful and being accused of something much more serious.

The Risk: “Steering”

There’s a term in real estate called steering—and it’s something every agent is trained to avoid.

Steering is when an agent directs buyers toward or away from certain neighborhoods based on protected characteristics like race, religion, or family status.

Even if unintentional, casual comments like:

“You’d probably feel more comfortable over here…”
“Most families like you choose this neighborhood…”

…can create real legal exposure.

And as some former HUD officials have pointed out, even discussions about crime or schools can appear to cross that line if handled poorly.

So What Does This Mean in the Real World?

Here’s how I approach it—and how I think it should be handled:

When a client asks about schools or crime, I don’t dodge the question. That’s not helpful.

Instead, I:

Point them to reliable, third-party sources
(school rating sites, local police data, county resources)
Encourage them to visit neighborhoods at different times of day
Suggest they talk to residents and do their own firsthand research
Focus on helping them find a community that fits their lifestyle

Because at the end of the day, what feels like a “great” neighborhood to one person might not feel the same to someone else—and that’s okay.

My Take as a Local Agent

I’ve always believed my role is to be more than just someone who opens doors.

I’m here to help people understand the full picture of living in a place—without crossing lines that shouldn’t be crossed.

This new guidance from HUD doesn’t change the fundamentals of fair housing.
But it does give agents a bit more clarity—and hopefully a bit more confidence—to have honest, helpful conversations.

The key is balance:

👉 Be informative, not influential
👉 Be objective, not opinionated
👉 Be helpful, not directive

That’s how you serve clients well—and stay on the right side of the law.

About Me (And Why I Write These Articles)

If you’ve read this far, you’ve probably figured out that I don’t just see this as a transaction-based business.

I’ve been listing and selling homes across Williamsburg, Richmond, Hampton Roads—and everywhere in between—for over 20 years. I’ve worked with everyone from first-time buyers to retirees to folks relocating across the country.

But more than that, I see myself as a local ambassador.

I write these articles because I want people to feel informed, confident, and excited about where they’re going—not confused or left guessing.

If you ever have questions about neighborhoods, market trends, or what it’s really like to live somewhere around here, I’m always happy to help.

📞 Call or Text: 757-254-8136
📧 Email: John@MrWilliamsburg.com
🌐 Website: mrwilliamsburg.com

And if you’re just starting your search—or even just thinking about it—don’t hesitate to reach out.