Student housing operators entering 2026 are prioritizing renewal foundations and wellness-focused amenities as pre-leasing momentum for fall 2026 shows consistency with previous years. HH Red Stone, which manages student housing properties across university markets, reports that retention strategies have become central to lease-up success as operators navigate market conditions requiring more sophisticated approaches than pre-pandemic cycles.
Early fall 2026 pre-leasing activity reached 47% in December, up from 40% the previous year, though the current post-holiday period represents a natural lull in leasing velocity before activity accelerates in early 2026. "Being very renewal-heavy this year has been really positive," explains Teddy Abdelmalek, Senior Vice President at HH Red Stone. "Returning residents are obviously looking for the best deals, and anything that you can push forward to capitalize on that renewal foundation is going to be key."
Beyond standard fitness centers and technology integration, student housing operators are discovering differentiation through comprehensive wellness programming that addresses both physical and mental health. Wellness-focused amenities now extend beyond equipment provision to include strength and functional training zones, cardio spaces in open areas, and community fitness programming, including Pilates and yoga. Some properties offer virtual fitness classes, providing residents access to guided instruction without requiring on-site staff for every session.
The wellness approach encompasses mental health considerations through intentional space design. Individual study pods, 24/7 access to quiet work areas, and collaborative conference spaces serve academic performance while addressing the social isolation concerns that emerged during pandemic remote learning. Design elements contributing to wellness include natural lighting through strategic window placement, living plants, noise control systems, and sensory-friendly materials. Meditation areas and decompression spaces provide alternatives to high-energy social zones.
The shift toward wellness programming reflects the broader repositioning of student housing from an accommodation provider to an experience creator. Properties compete not merely on unit quality and location but on lifestyle delivery. This experience-driven approach recognizes that students increasingly evaluate housing decisions based on community quality and lifestyle support rather than solely on price and proximity to campus. The COVID-19 pandemic accelerated this trend by demonstrating the importance of social infrastructure and mental health support within residential environments.
HH Red Stone's operational philosophy centers on alignment with property ownership rather than traditional fee-based management incentive structures. "Our management company treats every property like it's our own," Abdelmalek explains. "True partnership means aligning goals and sharing those outcomes as well, the good with the bad." The approach contrasts with conventional property management, where success metrics focus on occupancy and revenue generation without direct exposure to investment performance.
Looking ahead to 2026, HH Red Stone anticipates that operators emphasizing renewal foundations and comprehensive wellness programming will outperform competitors focused solely on acquisition and initial lease-up. The renewal-heavy approach recognizes that returning residents provide both revenue certainty and operational efficiency compared to complete annual turnover. Properties maintaining strong retention rates face lower marketing costs, reduced turnover expenses, and more predictable occupancy throughout lease-up periods.
Wellness programming serves retention objectives by creating differentiation that justifies renewal decisions even when competing properties offer comparable units at similar pricing. Students experiencing genuine community and lifestyle benefits develop loyalty that transcends simple price comparison. The combination of being renewal-focused and incorporating operational excellence represents what Abdelmalek characterizes as managing differently rather than simply managing to collect a fee.
HH Red Stone was recently recognized as a Top 25 Property Management Operator by Student Housing Business. The firm emphasizes operational alignment with property ownership and comprehensive resident experience programming across its nationwide management footprint.
