As we recognize Women’s History Month and the leadership of women shaping stronger, more equitable communities, New Jersey Future is proud to launch our new Ask the Experts series.
This month, I sat down with Helen Kioukis, policy manager, housing and land use, to discuss one of the most pressing challenges facing New Jersey today: housing affordability.
From rising costs that strain working families to the policy solutions that can create more inclusive communities, Helen shares insights on what’s driving the crisis and what it will take to move toward lasting solutions.
A Conversation with Helen Kioukis, policy manager, housing and land use
Housing affordability continues to be one of the most urgent issues facing New Jersey residents, communities, and the state’s economic future. Safe, stable housing is foundational to opportunity, influencing health outcomes, educational success, workforce participation, and long-term financial security. Yet for many residents across the Garden State, finding a home they can afford remains increasingly out of reach.
Through the Great Homes and Neighborhoods for All initiative, New Jersey Future is working alongside a cross-sector of partners to advance policies and strategies that expand housing opportunities, promote equitable development and redevelopment, and create communities where everyone can thrive.
In this inaugural Ask the Experts conversation, Helen Kioukis shares her perspective on the challenges, opportunities, and solutions shaping New Jersey’s housing landscape.
Q: Housing affordability is often described as a crisis in New Jersey. What does that really mean for residents and communities right now?
Helen: When we talk about a housing affordability crisis, we’re talking about the growing gap between what people earn and what housing costs. Renters, potential buyers, and current homeowners are struggling to afford housing costs. Our housing challenges have grown so complex that we need to address them from many different angles, including bolstering homelessness services and housing first programs, funding homebuyer down payment assistance and foreclosure prevention, and getting at the root causes of economic inequality and housing injustice.
Communities also feel the impact. Employers struggle to attract workers, residents face increased risk of being displaced from their neighborhoods, and inequities widen. Housing affordability is not just a housing issue, it’s an economic and quality-of-life issue for the entire state.
Q: From New Jersey Future’s perspective, what solutions could make the biggest difference in the coming years?
Helen: As a smart growth organization, we’re focused on the built environment and breaking down the barriers standing in the way of getting more homes built in New Jersey. Housing has become so unaffordable because there are just not enough homes to rent or buy. We need to undo the restrictive, discriminatory zoning laws and lengthy, expensive development review processes that limit what can be built and where. We need to increase our housing supply, but we also need to start building more types of homes, like townhomes, duplexes, accessory dwelling units, all kinds of homes that are more affordable than a single-family detached home.
Q: How does smart growth connect to solving housing affordability?
Helen: Smart growth is about building the right types of homes in the right places—near jobs, public transportation, and existing infrastructure, so we end up with well-connected, inclusive, walkable communities. One of the ways we can address affordability is to increase our supply and encourage development in the right areas.
Q: Tell us about the Great Homes and Neighborhoods for All initiative. What makes this collaborative approach important?
Helen: As I stated earlier, housing challenges are complex, and they intersect with transportation, land use, infrastructure, and economic policy. GHNA brings together stakeholders from across sectors—government, nonprofits, advocates, policymakers, and private partners—to align strategies and share solutions. That kind of coordination helps move ideas into action more effectively and creates momentum for systemic change.
Q: As we recognize Women’s History Month, how do you see housing affordability intersecting with women’s economic opportunity?
Helen: As we recognize Women’s History Month, it’s important to understand how closely housing affordability is tied to women’s economic opportunity. When housing costs take up such a large proportion of your income, women–who earn less, on average–are disproportionately impacted and aren’t able to build their savings, invest in education or career advancement, or provide stability for their children and families. When housing is out of reach, those challenges are amplified.
Affordable, stable housing is the foundation that allows women and families to thrive. It provides the security needed to plan for the future rather than constantly navigating financial uncertainty. For single mothers and caregivers in particular, access to housing that is affordable and located near jobs, transit, childcare, and schools can make a profound difference in their ability to participate fully in the workforce and pursue economic mobility.
Ultimately, advancing housing affordability is not just about where people live, it’s about ensuring that women have the stability and opportunity to support their families, grow their careers, and strengthen their communities.
Q: What can leaders and partners do right now to help advance solutions?
Helen: Great Homes and Neighborhoods for All has developed an action agenda based on six guiding principles that will increase housing production, modernize zoning, protect residents from displacement, and support local pro-housing groups advocating for reforms at the local-level. We encourage folks to stay informed and engaged, support policies that expand housing opportunities, and look for ways to collaborate across sectors. Housing challenges affect all of us. We have to keep elevating these issues as impacted individuals, advocates, and organizers. We also need our elected officials to lead on affordability and advance meaningful housing reforms at the state and local level.
Q: What motivates you personally to work on housing affordability, and what keeps you hopeful?
Helen: My motivation is deeply personal. I grew up in Atlantic City during the time when entire communities were still being actively demolished to make way for casino-related projects. I saw how disinvestment, displacement, and housing instability profoundly impacted individuals and neighborhoods, limiting people’s opportunities. Housing impacts a child’s ability to focus in school, a parent’s ability to work and plan for the future, and a family’s sense of dignity and security, among so many other things.
Those early experiences motivated me to pursue a career as an organizer, and I worked with labor unions before transitioning to public policy roles. The throughline of my various roles has been the belief in “people power”—that we can achieve big, important victories when we come together, build power, and work collectively toward shared goals.
Addressing housing affordability can feel like an intractable problem, but seeing the commitment of so many individuals and organizations across the state who are working tirelessly to make New Jersey a welcoming place for all keeps me hopeful. Learning the stories of New Jersey advocates who came before me also gives me hope, such as New Jersey women like Ethel Lawrence, who successfully challenged her town’s racist zoning policies and ultimately gave us our state’s fair housing laws. I remain rooted in the belief that organizing and collective action can build the power that’s needed to challenge the systems standing in the way of more just, equitable communities.
When we invest in stable housing that people can afford, we’re doing more than building homes—we’re creating the conditions for families, children, and entire communities to flourish for generations to come.
Thank you, Helen, for your openness and vulnerability. This Women’s History Month reminds us that progress is driven by leaders willing to challenge systems and create new possibilities. Through initiatives like Great Homes and Neighborhoods for All, New Jersey Future and its partners are working to ensure that every resident, regardless of income or background, has access to safe, affordable homes in thriving communities.
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