The trend is irreversible: Within the next 50 years, Earth will become a planet of cities. From São Paulo to Shanghai, Lagos to Los Angeles, today’s cities are no longer just places where people live. They are the active ingredient shaping how humanity evolves, how we work, how we connect, and how long we may ultimately thrive as a species.
The scale of this transformation is staggering. In 1980, just 40 percent of humanity lived in cities. By 2080, that figure stands to spike to 85 to 90 percent. Over the same century, the urban population will rise fourfold—from 2.3 billion to 9.3 billion people—and the number of cities with more than one million residents will grow from 275 to more than 1,600 worldwide.
These seismic shifts represent the single most significant social change of our time: a 100-year urbanization cycle unlike any in human history. Entire continents—North America, Latin America, Europe, and Oceania, plus much of Northeast Asia—are already more than 80 percent urbanized, with Africa and South Asia now entering their own steep upward curves.
Undoubtedly, rapid migration to cities creates critical challenges: strained infrastructure, rising housing costs, the climate pressures of density, and deep questions of fairness in access to resources. Today, 1.1 billion people live in informal settlements, and more than 300 million people experience homelessness, highlighting the urgent need for solutions that combine thoughtful design, resilience, and equity.
Yet cities are also where innovation clusters; economies scale; culture flourishes; and solutions to climate resilience, affordable housing, and inclusive growth can take root. The frontier of our future is in the very neighborhoods, transit systems, and public spaces where billions of people now live their daily lives.
It is precisely at this global inflection point that the Urban Land Institute concludes its first-ever capital campaign, Our Cities, Our Future: The Campaign for ULI. By attracting an outpouring of support from nearly 6,000 donors, the campaign raised a historic $100 million, a resounding testament to the shared belief that ULI has a critical role to play during this urban century.
For decades, ULI has convened one of the world’s most diverse and influential networks in real estate and land use, advancing best practices in design, sustainability, and equitable development. The scale of the campaign’s success ensures that ULI can deliver on its mission: to shape the future of the built environment for transformative impact worldwide.
Told through the voices and vision of its donors, the story of Our Cities, Our Future is about more than fundraising—it’s about advancing the knowledge, collaboration, and leadership needed to advance cities that are equitable, resilient, and future-ready.
“ULI was founded on the belief that better cities are the bedrock of opportunity and innovation,” says ULI Global CEO Angela Cain. “As urbanization accelerates across the globe, that mission has never been more urgent or more achievable. The Our Cities, Our Future campaign demonstrates what’s possible when our global community of real estate leaders come together with shared purpose. We strengthen ULI’s foundation and create lasting impact for communities and cities everywhere.”
Positioned to lead
Arguably, few organizations are better positioned to contend with the challenges of a fast-urbanizing world than ULI. Since its founding in 1936, the organization has combined cross-sector expertise with a global perspective, enabling it to anticipate and respond to shifts that redefine the built environment. ULI’s network of more than 45,000 members across six continents provides a powerful platform to shape solutions that align economic growth with resilience, equity, and livability.
“ULI is uniquely positioned to influence the built environment at a global scale,” says Tom Toomey, ULI Foundation chair; capital campaign co-chair; and chairman, president, and chief executive officer of UDR. “The success of the Our Cities, Our Future campaign ensures we can meet the moment and mobilize our network to deliver real impact in communities around the world.”
Drawing on nearly nine decades of research, convening, and technical expertise, ULI equips leaders to prepare cities for rising seas, aging populations, and economic disruption driven by automation and global market shifts. “That’s what ULI is about—trying to make the built environment a better place across all sectors and fields of real estate and land use,” says James D. Klingbeil Sr., founder and CEO emeritus of Klingbeil Capital Management and chair emeritus of the ULI Foundation.
By convening a singular mix of developers, designers, policymakers, capital providers, and community leaders, ULI fosters the collaboration necessary to design urban environments that are both adaptable and enduring. Whether through community collaboration, strategic philanthropy, or global knowledge networks, ULI transforms forward-thinking concepts into real-world change—decarbonizing districts, finding ways to increase housing production, and creating resilient infrastructure where it is needed most.
When Our Cities, Our Future launched in 2019, ULI’s first-ever capital campaign mobilized visionary gifts that will shape the future of communities worldwide. Among its core features is the ULI Chair’s Fund, created to build a $50 million endowment of unrestricted giving that ensures ULI can respond swiftly to emerging opportunities.
The fund began with a transformative inaugural gift from Doug Abbey, ULI Foundation capital campaign co-chair and partner at IHP Capital Partners; James D. Klingbeil Sr.; and Tom Toomey. In 2024, it was strengthened by a major commitment from the Nancy and Geoffrey Stack Family Foundation, securing its place as a lasting resource for innovation.
Beyond what it received from ULI’s member donors, Our Cities, Our Future also got major grants totaling more than $12 million from the Freedom Together Foundation, JPMorgan Chase Foundation, the Kresge Foundation, Robert Wood Johnson Foundation, and the Walton Family Foundation.
Reflecting on the campaign’s historic success, Abbey says, “The funds we have raised through Our Cities, Our Future will power real, lasting change in cities big and small. When we come together, we can make a monumental difference.”
The Our Cities, Our Future campaign already made measurable progress in meeting some of the most pressing challenges cities face:
Advancing sustainability
Established through the generosity of Randall Lewis, executive vice president of Lewis Management Corp. and at-large member of ULI’s global board, the ULI Randall Lewis Center for Sustainability in Real Estate serves as a global hub for advancing healthy, resilient communities. Since 2021, it has engaged more than 85,000 people and reached nearly 130,000 readers with groundbreaking research and tools to drive emissions reductions, adapt to climate risks, and promote more healthful places.
The Center powers initiatives such as the Resilience Summit, now in its sixth year as ULI’s flagship climate adaptation event; the Health Leaders Network, which connects 280 professionals focused on health-centered real estate; and Greenprint, a corporate network of 130-plus companies that cut carbon emissions by 6.3 percent and energy use by 2.7 percent from 2022 to 2023.
Lewis says he gives because “Public health and climate action are very closely related, and many of the solutions will be linked, as well. This gift is a way for me to make a personal impact upon one of the world’s most pressing problems and transform millions of lives.”
Building a low-carbon future
The Lewis Center houses the Net Zero Imperative, a global initiative established through a leadership gift from Owen Thomas, chairman and CEO of BXP, and strengthened by the notable support of several member leaders. Since its inception, NZI has engaged almost 30 district and national councils to accelerate decarbonization. By bringing together public- and private-sector leaders, NZI is driving local strategies to cut emissions and advance climate solutions at scale.
“Our work through the Net Zero Imperative is helping the real estate industry move from ambition to action,” says Aimee Witteman, ULI chief impact officer. “By equipping members with data, tools, and peer networks, we’re empowering communities around the world to make tangible progress toward a low-carbon future.”
The campaign also launched the A. Eugene Kohn/KPF Fellowship, which is shaping industry thinking around sustainable development. The fellowship has produced two major reports—one on reducing life-cycle emissions in development, and another about adaptive reuse as a driver of environmental, economic, and social value.
Addressing housing affordability
Housing affordability remains one of the most urgent challenges in U.S. real estate, with the National Association of Home Builders reporting that 74.9 percent of U.S. households are unable to afford a median-priced home in 2025. As a core priority for ULI members, affordable housing is the focus of the Terwilliger Center for Housing, whose mission is to ensure that everyone has a home that meets their needs at a price they can afford.
Building on the founding gift made in 2007 by J. Ronald Terwilliger, chairman of Terwilliger Pappas Multifamily Partners, his support through the campaign has expanded the Center’s work in shaping housing policy and practice.
Today, the Center integrates ULI’s wide-ranging housing activities into a program of work with three objectives: to catalyze the production and preservation of a full spectrum of housing options, to provide thought leadership on the housing industry, and to inspire a broader commitment to affordable housing. Since 2020, it has released five major housing index reports, convened nearly 8,000 professionals, completed 24 technical assistance engagements with communities ranging from San Diego to Toronto, honored leaders advancing housing solutions, and attracted almost 3,000 participants to its signature Housing Opportunity Conferences.
Tackling homelessness
Several new initiatives have emerged during the Our Cities, Our Futures campaign that reflect the breadth of member-driven philanthropy. Within the ULI Terwilliger Center for Housing, the Homeless to Housed initiative—launched in 2022 with support from Carolyn and Preston Butcher—has hosted 50-plus programs, published 22 case studies in a growing library of solutions, and awarded grants to nine communities advancing affordable housing.
“By providing the development community and policymakers with innovative models for attainable housing, we can attract the resources that cities need to overcome the growing crisis of homelessness,” says Preston Butcher, chairman of the board of Legacy Partners. “I’m proud to expand on my work for ULI with a gift that helps put our research into practice. We have the potential to change millions of lives for the better.”
Partnering with communities for lasting change
Direct support to communities is also a hallmark of ULI’s Advisory Services program, which brings expert-driven guidance to cities facing complex challenges. With new backing from the Klingbeil Family Foundation and Alex Rose, president of development at Continental Development Corporation, the program has enlisted 120 experts who volunteered more than 69,000 hours to assist 16 communities.
Whether revitalizing downtowns in Pittsburgh and San Francisco, tackling housing shortages in Steamboat Springs, or guiding economic development in such cities as Cincinnati, Buffalo, and Vancouver, Advisory Services continues to help communities chart new futures. It also stepped in after crises to support disaster recovery in Nashville and Asheville.
Looking back on his experience with the program, Alex Rose says, “For more than 25 years, I have been volunteering for local and national Advisory Services assignments, because they are the best way I, as a land use professional, and we, as an Institute, can help communities and cities everywhere execute ULI’s mission. This is ULI members volunteering their time and expertise to spur tangible impacts in the communities where we live, work, and play. I can think of no better way to support ULI and its mission execution.”
The Curtis Infrastructure Initiative, funded by the late James J. Curtis III, also advances community impact by promoting equitable and resilient infrastructure. Through district council grants that draw local investment and influential publications such as Building 15-Minute Communities, the Initiative equips leaders with practical strategies to create lasting value for communities and real estate.
Investing in future leaders
ULI’s investment in the next generation of leaders is evident through the Etkin Scholars program. Since its expansion in 2022 through support from Bruce Etkin, former chairman of Etkin Johnson Real Estate Partners, the program has equipped more than 415 university students with skills, knowledge, and professional networks to launch real estate careers.
Etkin sees the program as a way to give back to the next generation. “Every time I engage with young people in real estate, I come away inspired by what’s ahead for our industry,” he says. “I feel fortunate to be able to help the real estate leaders of the future partake in the many benefits of ULI membership, as I have throughout my career.”
That commitment to developing future leaders also drives long-standing programs such as UrbanPlan, which broadened its reach during the campaign to engage more than 27,000 participants worldwide. With new digital tools, UrbanPlan is helping students, officials, and citizens alike better understand the forces shaping their cities.
“Our objective is to deliver UrbanPlan to thousands of high school students every year,” says Ron Nahas, partner at Rafanelli and Nahas, about why he gave. “That requires effort at both the District Council level and the national ULI level. The key is to grow and improve it in a way that makes it sustainable while protecting the quality of the outcome.”
Jon Wallenstrom, co-owner of Alaka’i Development and a donor to UrbanPlan, says: “UrbanPlan empower[s] young people to engage in their communities in a way that’s constructive. Many students have come up to me and said, ‘I didn’t know what I wanted to do in college, and now I’m going to enroll in something that would lead to a career in the built environment.’ But what is most important is that they all feel able to engage in real issues in a civil manner.”
Spotlighting the annual fund
Philanthropy at all levels is the lifeblood of ULI’s mission, fueling the programs, research, and initiatives that transform cities and communities around the world. ULI’s Annual Fund is where this vision for driving meaningful change becomes a reality for ULI members. Since the launch of the Our Cities, Our Future campaign, giving to ULI’s annual fund has reached nearly $10 million. This success reflects the power of collective giving, with contributions from members at every stage of their careers.
For many donors, giving to the Annual Fund is not just an act of generosity. It’s a statement of belief in ULI’s ability to meet the challenges of a fast-urbanizing world. We spoke with three members about their drive to give back to the organization.
Jeff Kingsbury, co-founder and chief customer officer at Ancora Partners, sees his support as a way to honor the mentors who inspired his ULI journey and to strengthen a program that creates lasting, positive change. Over the years, he both volunteered for Advisory Services and benefited from its guidance in his own projects. “Supporting this work allows me to give back to a program that has given so much to me and to the communities I care about,” he says.
Annual Fund donor Libby Seifel, president of Seifel Consulting, supports ULI to give others the opportunities for connection and learning like the ones that shaped her own early experience. Four decades ago, she was invited to join a Product Council as its youngest and only female member, an opportunity that proved pivotal in her career. Today, she directs her support to ULI San Francisco and the Women’s Leadership Initiative, helping to advance inclusive leadership and equitable development. “We are at a critical turning point in the U.S. for real estate and society at large,” Seifel says. “Supporting ULI helps foster the next generation of development leaders who reflect the diversity of the communities they serve.”
Ra’eesa Motala, president of Evoke Partners and a member of the WLI Americas Executive Committee, engages ULI at the intersection of real estate, energy, and technology. Through the Women’s Leadership Initiative and ULI’s sustainability efforts, she discovered a community tackling the industry’s toughest challenges in innovative and inclusive ways. “ULI equips leaders to navigate urgent industry changes—like decarbonization, grid limits, and technological transformation—and build sustainable, resilient communities,” she says. Her support reflects her desire to turn ideas into action while amplifying under-represented voices.
Together, these donors show how generosity moves ULI forward—connecting members across generations and disciplines, amplifying shared values, and turning individual contributions into collective impact.
Highlighting the broader significance of this generosity, Tyler Higgins, managing partner at Orchard Partners and ULI Foundation annual fund chair, says, “ULI’s greatest strength is its members—their expertise, their networks, and their shared drive to build better communities. Gifts to the Annual Fund give ULI the flexibility to invest where it’s needed most—advancing the work our members are most passionate about and sustaining the programs that define ULI’s impact. I’m especially proud of our Product Council members, whose energy and generosity continue to lead the way.”
Ultimately, giving to ULI is about more than supporting an organization—it’s about shaping the future of our cities and communities, together. Through the Annual Fund, donors such as Kingsbury, Seifel, Motala, and countless others are investing in the knowledge, collaboration, and leadership that will sustain ULI’s impact for generations to come.
Reflections on giving back
Three of ULI’s major donors maintain that giving is deeply personal and often rooted in decades-long engagement with the Institute. Looking back on his long-standing relationship with the Institute and how it has shaped his career over the years, Doug Abbey says, “My ULI journey began 50 years ago. In the early days, I was inspired to hear from industry giants . . . . They all embodied the ULI mantra: ‘Real deals and real numbers,’ and ‘mistakes made and lessons learned.’ Now that my career is winding down, I have moved from ‘taking’ to ‘giving.’ My success in this wonderful industry was far beyond the imagination of a 25-year-old English major who hadn’t taken a single economics course. I have grown with ULI and gained so much from five decades of involvement: industry knowledge, a vast network of colleagues, and, most importantly, lasting friendships. So, now is the time to give back.”
Tom Toomey emphasized the transformative nature of the Institute: “ULI’s mission to make communities better for all resonates with everyone—it is easy to connect with. I have always been inspired by ULI’s ability to change the world. It is a unique combination of global and local reach, thought leadership and education, nonpolitical nonprofit structure and member-driven volunteerism. All three areas of the campaign—housing, climate resilience, and leadership—resonated because they create better communities.”
For his part, James D. Klingbeil Sr. prizes the continuity of ULI’s mission across generations: “The ULI tradition of giving back and sharing knowledge for responsible development was an extraordinary resource for me at the start of my career. I gained a vast perspective from seasoned developers eager to share their experiences. As I prospered and became a seasoned developer myself, I wanted to continue that tradition with my time and treasure. The Foundation makes it possible to broaden the impact of ULI, for sustainable development, and to carry on the ULI tradition. As one prospers, it is vital to give back to ULI to uphold it for coming generations.”
Across programs and initiatives, the message is consistent: Supporting ULI is not just charitable giving—it is an investment in the future of cities. Each contribution enables ULI to deploy its combination of expertise, member engagement, and global reach to create measurable impact in communities worldwide.
Impact that endures
The Our Cities, Our Future campaign provided a powerful demonstration of ULI’s reach. By raising $100 million, the campaign has ensured that critical programs—from the Lewis and Terwilliger centers to Advisory Services and UrbanPlan—can scale, innovate, and respond to the challenges of a rapidly changing world. As donors reflect on their giving, the common thread is clear: They are supporting an institution that will shape the trajectory of cities for decades to come.
ULI’s approach is holistic. Whether training young people to engage in civic decision-making, embedding artists into development projects, or equipping cities with strategies for attainable housing and resilient infrastructure, the Institute turns ideas into action. Donors see the power of their contributions magnified through a global network of members whose collective expertise and commitment transform communities everywhere.
Together, gifts large and small reflect the breadth of ULI’s philanthropic campaign and the enduring power of member generosity. From homelessness to housing affordability, climate resilience to leadership development, unrestricted endowment to targeted local action, these investments are equipping ULI to meet today’s challenges while preparing for ones yet to come.
A springboard for the next century
As the Our Cities, Our Future campaign concludes, the work is far from done. The campaign not only provided critical resources, it also galvanized ULI’s global community of members and donors to think bigger, act boldly, and plan for a century of resilient, equitable, and thriving cities.
Tom Toomey notes that “After 90 years, ULI has accomplished so much. As I look toward the future and see greater potential for ULI and its members through an awakening of members’ philanthropic spirit, it leads to the answer to the question: ‘How do we make better cities for all?’”
ULI Foundation President Vincent Ilustre underscores that momentum: “Philanthropy is more than funding—it’s fuel for transformation. Every gift enables ULI to turn bold ideas into real impact. This campaign embodies the exceptional generosity and foresight that define our community. Together, we are building the foundation for the next century of thriving, resilient, and inclusive cities. We are deeply grateful for this collective commitment—and inspired by the possibilities it creates for the future. I especially want to thank campaign co-chairs Doug Abbey and Tom Toomey and the ULI Foundation Board for their remarkable leadership and steadfast support.”
The campaign stands as a springboard for what comes next, ensuring that ULI’s programs, initiatives, and global network have the resources and momentum to lead in an era of unprecedented change. From policy to practice, from education to hands-on community engagement, ULI is poised to guide the next generation of leaders, address complex urban challenges, and shape more livable, sustainable communities for generations to come.
