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NHPF Gears up for a Productive 2026 with Two Additions to its Board
The leaders at NHPF are ready for whichever way the economic and policy winds go, with some projects ready to break ground and others to welcome new residents.
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We are also proud to start off the year with significant additions to our Board of Trustees including Jeffrey Scruggs, Head of Americas Public Sector & Infrastructure Group, Goldman Sachs and Adrianne Todman, CEO, National Rental Home Council who most recently served as both Acting Secretary and Deputy Secretary of the U.S. Department of Housing and Urban Development.
Together we look forward to continuing to carry out our mission, building homes, and supporting thriving communities.
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NHPF Transaction News
The NHP Foundation (NHPF) and Gibson Spyre Selected as Development Partners for Affordable Housing Project in Fairfax County’s Bailey’s Crossroads
The NHPF, a national mission-based developer dedicated to preserving and creating sustainable, service-enriched affordable housing, along with Gibson Spyre, a veteran-owned Virginia development firm, have been selected by the Fairfax County Redevelopment and Housing Authority (FCRHA) to redevelop 5831 Columbia Pike in Bailey’s Crossroads, Virginia.
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The proposed community marks an important step in one of NHPF’s strategic target markets for growth and represents a significant opportunity to bring service-enriched affordable housing to this diverse and rapidly evolving area.
“This development offers a powerful example of how local government, non-profits, and community-based partners can work together to advance equitable development and opportunity for all,” said Eric Price, President and CEO of NHPF, adding, “Northern Virginia is a region we have long identified as essential to our mission of expanding affordable housing opportunities in the DC metro area.”
Under a proposed 99-year ground lease with Fairfax County, NHPF and Gibson Spyre will develop approximately 160 affordable homes, the majority designated as two- and three-bedroom units, in a sustainable building that will also include space dedicated to nonprofit service providers and extensive open spaces.
The development aligns with the County’s One Fairfax policy, ensuring that equity and opportunity are built into every major County program, policy, and service. It also responds directly to community needs identified through outreach to local service providers already active in the neighborhood.
“We’re proud to bring our Virginia-based experience and deep community relationships to this transformational project,” added Tom Gibson, President of Gibson Spyre. “Our partnership with NHPF and Fairfax County will deliver not just affordable homes, but a thriving community hub where families can live, learn, and grow for generations.”
The team anticipates beginning entitlement and community outreach in 2026, with construction anticipated to start in 2028. Once complete, it will offer a lasting model for equitable, mixed-use community development, combining mission-driven ownership, long-term affordability, and deep community engagement.
“We are grateful for our partnership with Fairfax County and look forward to working with the community to create an inclusive place that expands opportunity,” said lead developer Pamela Lee. “This project represents a hopeful step for families across the County.”
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Property Case Study
The Terraces at Park Heights
Baltimore, MD
TYPE
New Construction, Affordable Housing
PARTNER
The Housing Authority of Baltimore City
ROLE
Co-Developer, Co-Owner with Henson
Development Company
DEVELOPMENT COST
$52 million
USES
100 units of affordable housing offering one- and two-bedroom floor plans, thoughtfully crafted to meet the needs of seniors seeking comfort and convenience.
START TO COMPLETION
2023–2025
PROJECT OVERVIEW
The Terraces at Park Heights marks the first phase of a sweeping transformation of the 17.3-acre Park Heights Master Redevelopment Area (MRA), designed to revitalize a historically under-invested community into a vibrant, mixed-income, multi-generational neighborhood.
The master redevelopment plan includes NHPF and Henson’s 90-unit single-family home community, affordable multifamily building and new green spaces. This is expected to further support the neighborhood revitalization efforts which include the new Enoch Prat Free Library as well as an overhaul of Pimlico Racecourse.
The development incorporates rooftop, carport, and gazebo-mounted solar panels, battery backup power, and meets the National Green Building Standards. Amenities include a fitness center, library, computer lab, coffee bar, and lounge areas, along with original artwork and photography celebrating the neighborhood’s horse racing legacy.
Resident services are provided onsite by Operation Pathways, NHPF’s dedicated resident services subsidiary.
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Resident Voices
Stanley Williams Found Purpose as St. Luke’s Crossing Guard
At St. Luke’s Plaza, Resident Services Coordinator Angela Alexander has worked closely with 74-year-old veteran Stanley Williams, helping him manage symptoms of PTSD and depression. Since moving to St. Luke’s three years ago, Stanley has become a beloved fixture in the community—someone whose quiet acts of service have blossomed into a source of pride, purpose, and connection.
It began at the end of the last school year, when Angela noticed Stanley informally assisting children as they got off the school bus, making sure they crossed the street safely. What started as a simple gesture soon became a highlight of his day.
Seeing how this routine lifted his spirits, Angela encouraged him to take on the role more formally. With a bright yellow safety vest, a stop sign, and plenty of encouragement, Stanley officially became St. Luke’s own crossing guard. The change was remarkable. Once withdrawn and isolated, Stanley is now cheerful, engaged, and active.
“Rain, sleet, or snow—nothing stops Stanley from crossing children to safety at the end of each school day,” says Angela. “The transformation in him has been tremendously gratifying.”
Stanley’s new responsibility has deepened his relationships with residents, parents, and local police officers—especially the police chief, who now counts him as a friend. The children look for him each morning and afternoon, waving and greeting him by name. “I didn’t realize that what was missing in my life was right here in the community where I live,” Stanley shares. “I’m so grateful to play an important role in my neighbors’ lives.”
Today, Stanley is affectionately known as St. Luke’s “unofficial personal security,” a title he wears with pride. His story is a testament to the power of community engagement—and proof that where you live truly matters.
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A Message from Operation Pathways
Dear Friends of Operation Pathways,
At the start of 2026, I want to pause and say something simple—but deeply heartfelt: thank you.
Because of your generosity this year, families and individuals we serve didn’t just receive programs or services—they gained stability, opportunity, and a sense that someone truly believes in their future. Your support helped turn housing into a foundation for growth, and pathways into real possibilities.
Every story of progress we shared this year has one thing in common: you. You showed up—through gifts, sponsorships, and encouragement—and that steady support allowed us to respond to community needs with care and consistency. As we look ahead to 2026, we’re focused on one powerful way to deepen our impact: monthly giving.
Monthly donors are the backbone of our work. A recurring gift—no matter the size—allows us to plan ahead, respond quickly, and invest in long-term solutions rather than short-term fixes. For example, a monthly gift of $25 supports job readiness coaching and employment assistance—removing barriers to success.
If you’re able, I invite you to consider becoming a monthly supporter. It is one of the most effective ways to ensure our work continues without interruption—and it means you’re walking alongside the communities we serve, month after month.
Thank you again for believing in this mission and for being part of our community. We are so grateful to you, and we are excited for what we can accomplish together in the year ahead.
With gratitude,
Rebecca Ely, Director of Resource Development
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OUR TOP 5 PICKS FOR THE QUARTER
Stay informed and entertained by this quarter’s media choices reflecting on aspects of affordable housing, social justice, and other relevant topics.
1. READ THIS
Housing is an investment. Investment prices must go up. Housing is shelter. When the price of shelter goes up, people experience distress.This is the housing trap. It's time to escape. In Escaping the Housing Trap: The Strong Towns Response to the Housing Crisis, renowned urbanists Charles (Chuck) Marohn and Daniel Herriges introduce a first-of-its-kind discussion of the tension between housing as a financial product and housing as shelter.
2. VISIT THIS
In the heart of downtown, the historic Chicago Cultural Center serves as a starting point for the Biennial. This is where you’ll find the Inhabit, Outhabit exhibit, featuring more than 30 collective housing projects from refugee camps to experimental urban developments. Together, they investigate different forms of sustainable housing and how people can share space with each other. You may find joy in a windowsill or intrigue in other mundane objects at the second exhibit housed in the Chicago Cultural Center. The Ordinary Extra installation aims to demonstrate how layering, texture, and a little imagination can reveal beauty in our everyday architecture.
3. LISTEN TO THIS
The Lease-Up is a podcast series that explores issues within the multifamily housing industry, including trends, legislation impacting the market and insights from leading industry figures.
4. ATTEND THIS
Justice Film Festival (NYC), 14th annual event, February 24–28, featuring juried awards and diverse social justice themes in New York City. Justice Film Festival is the premier showcase for films that shine a light on social justice and affirm the dignity of all people. Since 2012, JFF has been dedicated to creating a platform for redemptive stories of marginalized people and ecosystems bravely overcoming challenges and bringing hope, compassion and light to a world in need of inspiration.
5. SUBSCRIBE TO THIS
The Affordable Housing Handbook is a field guide for those who want to do well, do good and do more to make rental housing more affordable in the United States written by Bob Simpson, founder and CEO of the Multifamily Impact who enjoyed a 20-year career at Fannie Mae, where he served as vice president and head of its affordable rental housing business.
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ABOUT THE NHP FOUNDATION
Headquartered in New York City with offices in Washington, DC, and Chicago, IL, The NHP Foundation (NHPF) was launched on January 30, 1989, as a publicly supported 501(c)(3) not-for-profit real estate corporation. NHPF is dedicated to preserving and creating sustainable, service-enriched multifamily housing, and single-family homes that are both affordable to low and moderate income families and seniors, and beneficial to their communities. NHPF’s Construction Management Group provides in-house resources dedicated to infrastructure review, infrastructure development and costs management. Through Family-Centered Coaching, NHPF’s subsidiary Operation Pathways engages with, and assists, families experiencing poverty and other hardship, to problem-solve together. Through partnerships with major financial institutions, the public sector, faith-based initiatives, and other not-for-profit organizations, NHPF has over 10,000 units, in 16 states and the District of Columbia. For more information, please visit www.nhpfoundation.org.
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