Last week, the U.S. Senate passed a bipartisan bill, called the 21st Century ROAD to Housing Act, by a 89-10 vote, in hopes of reshaping the housing market. By introducing a “seven-year sale,” the legislation seeks to curb the rise of corporate-owned neighborhoods, shifting the advantage back to individual homeowners from institutional investors. Rather than simply banning buyers, this new bill targets the “build-to-rent” business model that transfers properties from corporate ownership into the hands of ordinary American citizens.
Before this bill, larger real estate investment trusts (REITs) and investors would build entire communities solely to hold them as rental assets. This would generate consistent revenue while pricing middle-class buyers out of owning property. Now, these REITs will have to sell newly constructed single-family homes to individual buyers within seven years of completion, setting a timer on corporate ownership. Investors in these markets have crowded out traditional buyers, making it extremely difficult for American families to participate in the home-buying market.
This bill has leveled the playing field for the “starter home.” In the past, investors in these housing complexes would use all-cash offers to outbid families seeking their first home. Forcing a sale of these homes within 7 years gives first-time buyers a chance to compete without being outbid by buyers they cannot match. Once families can buy their first home, they begin to build equity. On the other side, when a REIT owns the home, that equity is distributed to investors who hold shares.
Economic Risks
Despite the goal of increasing homeownership, opposition from the construction and finance sectors has grown. Groups like these argue that this change could reduce overall housing supply. Investors in these single-family homes might be reluctant to finance new development, which could lead to a broader decline in single-family housing. Individual buyers cannot afford the current high interest rates, which could result in a construction standstill.
Meanwhile, demand for affordable single-family housing in the United States has been rising, with national home prices projected to increase by roughly 2% to 4% for the full year. This also does not account for the Americans who rely on the build-to-rent model. In some cases, it offers flexibility for workers, and many younger renters prefer the amenities of corporate-owned neighborhoods. It also removes the burden of long-term debt from an overwhelming mortgage payment.
As Democrats and Republicans continue to grapple with the affordability crisis, the bill makes clear that expanding private homeownership has become the priority.
