Real Estate & Leasing

Owners, developers, landlords, property managers, and lessors. Housing programs, tax credits, tenant rules, appraisal standards, and land-use terms decide the deal.

Measures whose provisions reach this industry directly, verified against the bill text. Measures written for this industry lead the list, then measures that plainly change how it operates; within each, the likeliest to become law come first. Measures that have become law or failed are removed.

Measures that reach Real Estate & Leasing directly

S 3383 US Senate Last action
October 5, 2026 BenefitFair chance of law

Unlocking Native Lands and Opportunities for Commerce and Key Economic Developments Act of 2025

Brian Schatz (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would let Indian tribes grant rights-of-way across their own tribal land for any purpose, without approval from the Interior Department once the tribe's own rights-of-way regulation is approved by the Secretary within a 180-day review window. It would also broaden the Long-Term Leasing Act to cover land held in trust for any federally recognized tribe and remove the existing caps on how long certain leases can run. This bill benefits real estate lessors and tenants on tribal land by letting tribes grant rights-of-way without federal approval and by expanding the Long-Term Leasing Act to all federally recognized tribes while removing lease term caps.
Where it stands: The Senate passed S. 3383 with an amendment by unanimous consent on September 29, 2026, ending Senate action, and the bill was messaged to the House, where it was held at the desk on October 5, 2026. The measure is now pending in the House, and only that chamber's action can move it forward.

S 5354 US Senate Last action
September 23, 2026 BenefitLong shot

Native American Housing Assistance and Self-Determination Modernization Act of 2026

Lisa Murkowski (Republican) · Sponsor of record · Official record ↗

What it does: The bill would reauthorize the Native American Housing Assistance and Self-Determination Act, funding tribal and Native Hawaiian block grants for fiscal years 2027 through 2033, while letting tribes assume consolidated environmental reviews, exempting small affordable housing projects from those reviews, allowing tribal rents and procurement policies of their own choosing, extending leaseholds on trust land from 50 to 99 years, and exempting tribal housing counseling from federal certification. It would also create new rental assistance and supportive housing grant programs for homeless or at-risk tribal members and Native Hawaiians, carve out at least 5 percent of rental assistance under the federal veterans housing program for a Tribal HUD-VASH program serving homeless Indian veterans, reserve $25 million a year of continuum of care grants for tribal participation when appropriations exceed fiscal year 2026 levels, and expand the Section 184 and Native Hawaiian loan guarantee programs to more federally supervised lenders with a direct endorsement option. This bill gives tribal housing entities, developers, and landlords of assisted rental housing streamlined environmental review exemptions, own procurement rules, counseling certification relief, longer 99-year trust land leases, and new rental assistance funding that supports their leasing operations.
Where it stands: The Senate Committee on Indian Affairs held a hearing on September 16, 2026 and, at its markup on September 23, 2026, ordered the bill reported favorably with an amendment. The adopted amendment text is not yet on file and no calendar placement appears on the record, so the bill has not reached the floor.

S 5646 US Senate Last action
September 30, 2026 BenefitLong shot

Direct Seller and Real Estate Agent Harmonization Act

Mike Lee (Republican) · Sponsor of record · Official record ↗

What it does: The bill would amend the Fair Labor Standards Act to exclude direct sellers and qualified real estate agents, as defined in a section of the Internal Revenue Code, from the law's definition of employee. This would free the companies that engage them from federal minimum wage and overtime obligations for those workers. This bill lets real estate brokerages treat qualified real estate agents as nonemployees under the Fair Labor Standards Act, so the brokers owe them no federal minimum wage or overtime pay.
Where it stands: S5646 was read twice and referred to the Committee on Health, Education, Labor, and Pensions on September 30, 2026, so it is at the committee stage, the first and most common choke point in the Senate. Committee action is the ordinary route, though not an absolute prerequisite, since unanimous consent, discharge, or use as an amendment can bypass the committee.

HR 10813 US House Last action
October 15, 2026 BenefitLong shot

Historic Preservation and Land Conservation Certainty Act

Mike Carey (Republican) · Sponsor of record · Official record ↗

What it does: The bill would let partnerships with unresolved IRS disputes over claimed conservation easement deductions, including groups run by the same organizer, elect within 360 days to settle by keeping a deduction capped at 2.5 times the partners' capital (3.2 times for some historic contributions) and paying tax on the excess plus penalties, which would end all related federal income tax liability and waive the right to contest the amounts. It would also loosen the historic preservation test for easement deductions and the rehab credit by accepting any building listed as contributing in National Register or related district documentation, rather than requiring certification by the Interior Secretary, applying retroactively to open years and prospectively to the credit. This bill lets real estate owners and investors settle IRS disputes over conservation easement deductions at a capped amount, and lets owners of historic buildings claim easement deductions and rehab credits under a looser contributing-building standard.
Where it stands: The bill was referred to the House Committee on Ways and Means on October 15, 2026 and sits at the start of the committee stage. Nothing further has happened: no hearing or markup is scheduled in our calendar data, and referral itself commits the committee to nothing.

HR 8092 US House Last action
April 23, 2026 BenefitLong shot

Native American Housing Assistance and Self-Determination Modernization Act of 2026

Troy Downing (Republican) · Sponsor of record · Official record ↗

What it does: The bill would reauthorize the main federal Native American and Native Hawaiian housing block grant and loan guarantee programs for fiscal years 2026 through 2032, and it would rewrite the underlying law to let tribes and tribally designated housing entities assume or consolidate federal environmental review duties, with new exemptions for small affordable housing projects, radon testing, residential fuel tanks, and wetlands reviews. It would also create a Tribal HUD-VASH program reserving at least 5 percent of federal rental assistance for homeless or at-risk Indian veterans, let tribes and the Department of Hawaiian Home Lands skip federal housing counselor certification requirements, exempt tribal housing activities from Build America, Buy America rules, lengthen housing leases on trust land to 99 years, add a direct guarantee process for the Section 184 and Native Hawaiian loan guarantee programs, and give tribes a single consolidated annual report option and 60-day deadlines for certain federal approvals. This bill lets tribally designated housing entities, which are lessors of real estate, submit one consolidated annual performance report instead of separate reports, cutting paperwork while reauthorizing their housing funding and expanding tribal loan guarantee access.
Where it stands: HR8092 was referred to the House Committee on Financial Services on March 26, 2026, and the sponsor gave introductory remarks on April 23, 2026; the measure remains at the referred stage with no further action recorded.

S 5625 US Senate Last action
September 30, 2026 MixedLong shot

Affordable Housing Construction Act

Sheldon Whitehouse (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would more than quintuple each state's annual low-income housing tax credit ceiling, raising it from $1.75 per resident and $2 million to $9.79 and $11.34 million starting in 2027, and would raise the credit amount by up to 50 percent for each favored feature (total increases capped at 150 percent) for buildings that pay construction workers prevailing wages, use renewable energy, sit within a half mile of rail transit or near bus stops or walkable census tracts, meet accessibility design standards for people with disabilities, or rent at least 20 percent of units to families earning 30 percent or less of area median income. It would also require states to reserve at least one third of each year's ceiling for those favored project types, lower the tax-exempt bond financing share of a project's cost from 25 percent to 15 percent for bond issues issued before 2028, stretch the extended rent-restriction period from 15 to 35 years, and repeal the qualified contract early-exit option for buildings receiving allocations in 2027 or later while requiring buyouts of other buildings to include the rent-restricted low-income portion at fair market value. This bill raises low-income housing tax credit amounts and each state's credit pool, adds bonus credits for qualifying buildings, but extends foreclosed buildings' rent restrictions to 35 years and ends the qualified contract exit for owners allocated credits in 2027 or later.
Where it stands: S5625 was read twice and referred to the Senate Committee on Finance on September 30, 2026, placing it at the chamber's most common choke point. No further action, markup, or calendar placement appears in the record; the bill has only been referred.

S 5639 US Senate Last action
September 30, 2026 MixedLong shot

Portal for Appraisal Licensing Act of 2026

Mike Rounds (Republican) · Sponsor of record · Official record ↗

What it does: The bill would direct the Appraisal Subcommittee to create a cloud-based federal portal where appraisers and appraisal management companies can file license, certification, and registration applications and renewals, pay state credentialing fees, and submit fingerprints for FBI background checks, with letters of good standing delivered to state licensing agencies, while states keep final say over their own approvals. It would let the Appraisal Subcommittee charge user fees on those who use the portal (required to be revenue neutral to its costs), make grants to state licensing agencies to connect their systems, and set up an advisory committee of industry, appraiser, lender, appraisal management company, and state agency representatives to guide the buildout. This bill gives real estate appraisers and appraisal management companies a single federal portal for license applications, renewals, fees, and fingerprint background checks, replacing scattered state filings but adding a new user fee.
Where it stands: S5639 was read twice and referred to the Senate Committee on Banking, Housing, and Urban Affairs on September 30, 2026, and it now sits at the committee stage, the chamber's most common kill point.

HR 10572 US House Last action
September 24, 2026 BenefitLong shot

Home Accessibility Improvements Inclusion Act

Michael Lawler (Republican) · Sponsor of record · Official record ↗

What it does: The bill would add accessibility features, such as zero-step entrances, wider doorways, lever handles, accessible main-level bathrooms, and reinforced walls for grab bars, to the list of improvements eligible for financing under the federal Rehabilitation Mortgage Insurance Program under the National Housing Act. It would also require the Housing and Urban Development Secretary to update program guidance, create training for consultants and appraisers on valuing those improvements, and report to Congress on how the program is used for them. This bill adds accessibility improvements to federal rehabilitation mortgage financing and directs HUD to train real estate appraisers and consultants on valuing those improvements, benefiting appraisers working on rehabilitation properties.
Where it stands: HR 10572, the Home Accessibility Improvements Inclusion Act, was referred to the House Committee on Financial Services on September 24, 2026. It sits at the start of the committee stage: no hearing or markup has been noticed, and under House practice the chair decides whether a markup is ever noticed.

HR 10534 US House Last action
September 24, 2026 BenefitLong shot

Affordable Housing Preservation and Protection Act of 2026

Shontel M. Brown (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would create a new HUD program offering capital assistance, in the form of direct loans at 1 percent interest that can be modified or forgiven, to owners, sponsors, and HUD-approved purchasers of distressed HUD-assisted multifamily housing projects so they can make necessary physical and accessibility improvements, with recipients committing to keep the housing affordable for 30 years, providing at least a 20 percent match from non-federal sources unless waived, and the program would be funded through sums authorized to be appropriated. Loans could only go to projects whose deficiencies put them at risk of obsolescence or non-viability and whose rents cannot sustain the debt needed for repairs. This bill offers owners, sponsors, and HUD-approved purchasers of distressed HUD-assisted multifamily housing forgivable 1 percent loans for physical improvements, conditioned on a 30-year affordability commitment and a 20 percent non-federal match unless HUD waives it.
Where it stands: HR10534 was referred to the House Committee on Financial Services on September 24, 2026 and sits at the start of the committee stage, with no hearing or markup noticed in the available calendar data.

S 5500 US Senate Last action
September 24, 2026 MixedLong shot

Affordable Housing Preservation and Protection Act of 2026

Lisa Blunt Rochester (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would create a HUD capital assistance program, funded only through future appropriations, offering direct loans at 1 percent interest that can be modified or forgiven to owners, sponsors, and HUD-approved purchasers of distressed multifamily housing projects so they can make necessary physical improvements. To qualify, recipients would have to commit to a 30-year affordable housing use agreement, accept offered rental assistance contract renewals, and generally cover at least 20 percent of the improvement costs from non-federal sources. This bill offers owners, sponsors, and HUD-approved purchasers of distressed HUD-assisted multifamily housing 1 percent forgivable loans for repairs, in exchange for a 30-year affordable use agreement and a 20 percent non-federal cost match.
Where it stands: S5500 was read twice and referred to the Senate Committee on Banking, Housing, and Urban Affairs on September 24, 2026. The bill now sits at the committee stage, which is the chamber's most common kill point: most bills never get a markup there.

S 5553 US Senate Last action
September 24, 2026 BenefitLong shot

Transit-Oriented Housing Development Act of 2026

Cory A. Booker (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would raise each state's private activity bond volume cap by 30 percent starting in 2026, with that increase reserved for tax-exempt bonds financing rental housing within a half mile of a transit station that serves people earning up to 120 percent of area median income and includes rent-restricted units for lower-income tenants. It would also boost the low-income housing tax credit by 150 percent of eligible basis for transit-adjacent buildings financed by those bonds, or 200 percent if construction workers are paid prevailing wages, and it would appropriate 30 billion dollars per year for fiscal years 2026 through 2035 to the Housing Trust Fund, with states giving priority to projects located within a transit hub. This bill expands tax-exempt bond financing and boosts the low-income housing tax credit by 150 to 200 percent for residential rental developers and lessors who build or own rent-restricted housing within a half mile of transit stations, and adds Housing Trust Fund money favoring transit-adjacent projects.
Where it stands: S5553 was read twice and referred to the Senate Committee on Finance on September 24, 2026. It is now at the committee stage, the first and most common choke point in the Senate, where most bills never advance to a markup.

S 5535 US Senate Last action
September 24, 2026 MixedLong shot

Eviction Crisis Act of 2026

Michael F. Bennet (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would direct HUD to build a national database of court-ordered, administrative, and illegal evictions, fed by annual data submissions from state attorneys general and courts, with detailed records on each case and the landlords and tenants involved. It would also create new grant programs, including up to $3 billion per year for fiscal years 2027 through 2031 for emergency rental assistance to very low-income households, plus grants for eviction diversion courts and for collecting data on illegal evictions, and it would amend the Fair Credit Reporting Act so tenant screening agencies must give rental applicants a copy of their report and omit eviction judgments decided in the tenant's favor. This bill requires residential landlords to report details of evictions, including units, rents, and legal costs, into a national HUD database, while federal emergency rental assistance funds pay rent arrears those landlords are owed.
Where it stands: S5535, the Eviction Crisis Act of 2026, was read twice and referred to the Senate Committee on Banking, Housing, and Urban Affairs on September 24, 2026. It now sits at the committee stage, with no hearing or markup yet on record.

S 5472 US Senate Last action
September 23, 2026 BenefitLong shot

Supporting Small Affordable Housing Developers Act

Peter Welch (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would let small taxpayers in a set of housing-related industries, including real estate lessors, homebuilders, land subdividers, and contractors that stay under a $36 million gross receipts test, exclude from taxable income any federal, state, local, or charitable grants for developing or rehabilitating affordable housing and any cash received from selling transferrable state or local affordable housing tax credits. It would also let those same small taxpayers avoid income tax on discharged federal, state, local, or nonprofit loans used for affordable housing projects, while denying buyers of those transferred tax credits a tax deduction for the price they pay. This bill lets small real estate lessors and other affordable housing businesses under $36 million in gross receipts exclude affordable housing grants, cash from selling state or local housing tax credits, and discharged housing loans from taxable income.
Where it stands: S5472 was read twice and referred to the Committee on Finance on September 23, 2026. It now sits at the committee stage, the chamber's most common kill point, where most bills never advance.

S 5455 US Senate Last action
September 22, 2026 MixedLong shot

Lead-Safe Housing for Kids Act of 2026

Richard J. Durbin (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would direct the HUD Secretary to issue rules within one year requiring owners of federally assisted housing where a child under age 6 will live to order a lead-paint risk assessment within 15 days of a tenancy request or inspection, control any identified hazards within 30 days with no extensions, and notify affected residents. It would also let such families move on an emergency basis, without a waitlist, penalty, or lapse in assistance, to a lead-safe unit built in 1978 or later, and it would extend the law's existing lead requirements to cover tenant-based rental assistance such as Section 8 vouchers, with funding authorized as needed for fiscal years 2027 through 2031. This bill requires owners and landlords of federally assisted rental housing to get lead risk assessments and fix hazards on tight deadlines when a child under 6 will live there, while exempting those with recent passing clearance and letting lead-safe lessors take relocating voucher families without delays.
Where it stands: S5455 was read twice and referred to the Committee on Banking, Housing, and Urban Affairs on September 22, 2026, so it sits at the committee stage, where most Senate bills stall. The bill has no scheduled committee meetings in our calendar data and has not been placed on any calendar or scheduled for floor action.

HR 10110 US House Last action
August 17, 2026 BurdenLong shot

Housing Price Transparency Act

Kathy Castor (Democrat) · Sponsor of record · Official record ↗

What it does: This bill requires anyone using an algorithm to set or recommend rental prices to clearly disclose that an algorithm was used to determine monthly rates. It empowers the Federal Trade Commission, state attorneys general, and private individuals to sue violators for damages and injunctions, with private plaintiffs entitled to a minimum of $10,000 per violation. This bill requires landlords and property managers who use an algorithm to set or recommend rental prices to disclose that fact to renters, and exposes them to lawsuits with at least $10,000 in damages per violation if they fail to disclose.
Where it stands: The Housing Price Transparency Act is currently in the House Committee on Energy and Commerce, having been referred there on August 17, 2026. The committee chair controls whether a hearing or markup is noticed, and no meetings are scheduled in the current calendar data.

HR 10103 US House Last action
August 13, 2026 BurdenLong shot

Stable Homes Act

Mary Gay Scanlon (Democrat) · Sponsor of record · Official record ↗

What it does: This act would authorize $300 million annually from fiscal years 2026 through 2030 for local governments to create or expand eviction diversion programs that require landlords to notify tenants of their rights and participate in good faith dispute resolution before filing formal eviction suits. This bill requires residential landlords and property managers to give tenants written notice of eviction diversion rights and participate in good faith dispute resolution for at least 30 days before filing eviction suits, with noncompliance usable as a tenant defense.
Where it stands: The Stable Homes Act is currently referred to the House Committee on Financial Services as of August 13, 2026. The committee chair controls whether a hearing or markup will be scheduled, though no meetings are currently scheduled.

S 5366 US Senate Last action
August 7, 2026 BenefitLong shot

Affordable Housing Credit Carryback Act

Ruben Gallego (Democrat) · Sponsor of record · Official record ↗

What it does: This proposal would allow developers to carry back unused low-income housing tax credits for five years to claim refunds for prior tax liabilities. The change applies to taxable years beginning after the act is signed into law. This bill lets affordable housing developers and owners of low-income rental properties carry back unused low-income housing tax credits for five years, converting unused credits into tax refunds from prior years to boost cash flow for projects.
Where it stands: S5366 was referred to the Senate Committee on Finance on August 7, 2026, and no upcoming meetings are scheduled. The companion measure HR9012 remains in the House Committee on Ways and Means without chamber passage.

HR 10049 US House Last action
August 6, 2026 BenefitLong shot

Visitable Inclusive Tax credits for Accessible Living (VITAL) Act

Dwight Evans (Democrat) · Sponsor of record · Official record ↗

What it does: The bill increases the per capita and minimum annual allocations for state low-income housing tax credits, starting with $4.25 per capita in 2026. It grants a 150 percent eligible basis increase to projects where at least half the units are accessible to people with disabilities and located in walkable areas. This bill gives affordable housing developers and landlords larger state low-income housing tax credit allocations and a 150 percent eligible basis boost for projects with at least half accessible units in walkable areas, while states must reserve 40 percent of credits for disability-serving projects.
Where it stands: HR 10049 was referred to the House Committee on Ways and Means on August 6, 2026, and no meetings are currently scheduled.

S 5285 US Senate Last action
August 6, 2026 BenefitLong shot

Visitable Inclusive Tax credits for Accessible Living (VITAL) Act

Amy Klobuchar (Democrat) · Sponsor of record · Official record ↗

What it does: This bill increases the federal low-income housing tax credit allocations for states and provides a 50 percent credit boost for projects that dedicate at least half their units to households with disabilities in walkable areas. It also mandates that states allocate at least 40 percent of their tax-credit units to accessible housing within any three-year period. This bill boosts low-income housing tax credits for real estate lessors and developers by raising state per capita allocations and allowing a 50 percent larger credit for projects with at least half their units reserved for households with disabilities in walkable areas.
Where it stands: S5285 was read twice and referred to the Committee on Finance on August 6, 2026. The measure is currently in committee with no upcoming meetings scheduled in the available data.

S 5262 US Senate Last action
August 5, 2026 BenefitLong shot

Defense of Environment and Property Act of 2026

Rand Paul (Republican) · Sponsor of record · Official record ↗

What it does: The bill narrows the federal definition of navigable waters to exclude intermittent streams and isolated wetlands, while banning federal agencies from using significant nexus tests or existing regulations to assert jurisdiction over these areas. It also mandates that federal representatives obtain written consent before entering private property for water data collection and requires the government to pay double the economic loss to property owners if a water regulation reduces their land's value. This bill benefits landlords and property owners by narrowing federal jurisdiction over intermittent streams and isolated wetlands, requiring written consent before federal agencies enter private property, and paying owners double the value lost from water regulations.
Where it stands: The bill was read twice and referred to the Committee on Environment and Public Works on August 5, 2026, and currently awaits committee action. No upcoming meetings are scheduled in the available data.

HR 9906 US House Last action
July 23, 2026 BenefitLong shot

FIXER Act

Daniel S. Goldman (Democrat) · Sponsor of record · Official record ↗

What it does: The bill allows local issuing authorities to elect to exempt certain tax-exempt bonds used for preserving or improving older low-income housing projects from their annual volume caps. It also increases the permissible percentage of bond proceeds used to acquire existing property from 15 percent to 50 percent for these exempted bonds. This bill lets local issuing authorities exempt tax-exempt bonds for preserving or improving older low-income rental housing from annual volume caps, letting owners and developers of such projects borrow more cheaply while shrinking bond capacity for others.
Where it stands: HR 9906, the FIXER Act, was referred to the House Committee on Ways and Means on July 23, 2026. The measure is currently in the initial stage of committee consideration under the jurisdiction of the committee chair.

HR 9934 US House Last action
July 23, 2026 BenefitLong shot

Housing BOOM Act

Lateefah Simon (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would authorize roughly $27 billion a year for fiscal years 2026 through 2030 in new housing funding, including tripling the state housing tax credit ceiling, new loan and grant programs for middle-income and workforce rental construction, added money for tenant vouchers, homelessness services, rural and tribal housing, and a new federal office and interagency council focused on evictions and housing affordability. It would also attach Davis-Bacon prevailing wage requirements to nearly all construction funded by these programs and require projects receiving gap financing to keep 30-year affordability covenants and to either reserve at least 40 percent of units for families at or below 60 percent of area median income or at least 20 percent for families at or below 50 percent. This bill directly benefits real estate owners and landlords by nearly tripling the state housing tax credit ceiling, adding one million housing vouchers that fund tenants' rent, and offering eviction-prevention technical assistance to housing providers.
Where it stands: HR9934 was referred on July 23, 2026 to the Committee on Financial Services and, in addition, to the Committees on Ways and Means and Energy and Commerce for a period to be subsequently determined by the Speaker, with consideration limited to provisions within each committee's jurisdiction. The referral does not establish any one panel as primary, so each of the three committees' chairs is a gatekeeper over whether the bill ever gets a hearing or a markup.

HR 9870 US House Last action
July 22, 2026 BenefitLong shot

Affordable Housing Incentives Act

Scott H. Peters (Democrat) · Sponsor of record · Official record ↗

What it does: This bill allows real estate lessors to defer capital gains taxes when selling property to qualified housing operators if the property is committed to affordable housing or homeless shelter use for thirty years. To qualify, the sale price must not exceed a qualified appraisal and the seller must notify the Treasury Department within ninety days. This bill lets real estate lessors and property owners defer capital gains taxes when selling property to qualified housing operators, provided the sale price is at or below a qualified appraisal, the use stays affordable housing or shelter for thirty years, and Treasury is notified within ninety days.
Where it stands: HR9870 was referred to the House Committee on Ways and Means on July 22, 2026. No meetings are currently scheduled in the calendar data.

HR 9657 US House Last action
July 13, 2026 BurdenLong shot

Protecting American Homes from Hedge Funds Act

Adam Smith (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would impose a 50 percent tax on newly acquired single-family homes and a $50,000 annual tax on excess homes held by large institutional investors, while blocking federal mortgage assistance for these entities. Revenues from these taxes would fund grants for down payment assistance programs prioritizing buyers of homes sold by these investors. This bill hits large institutional landlords with a 50 percent tax on newly acquired single-family homes and an annual tax on excess holdings, while cutting their depreciation deductions and financing access.
Where it stands: HR 9657 was referred to the House Committee on Ways and Means and the House Committee on Financial Services on July 13, 2026. The bill is currently at the committee stage, where the chairs of these panels control whether a hearing or markup occurs.

HR 9573 US House Last action
July 2, 2026 BenefitLong shot

Housing Opportunities and Preservation Enhancement Act of 2026

Mike Carey (Republican) · Sponsor of record · Official record ↗

What it does: The bill provides federal tax incentives to partnerships owned by qualified tax-exempt organizations, state or local governments, tribal housing agencies, or public housing authorities that rehabilitate older residential rental properties with at least 70 percent of units occupied by households earning 80 percent or less of the area median income. Benefits include a 15-year depreciation period, exemptions from passive activity loss rules, and a step-up in basis to fair market value upon sale if the property is held for at least ten years. This bill gives partnerships of tax-exempt organizations, governments, and housing agencies that rent out older residential properties with mostly low-income tenants a 15-year depreciation period, exemption from passive activity rules, and a fair market value basis step-up after ten years of ownership.
Where it stands: HR 9573 was referred to the House Committee on Ways and Means on July 2, 2026. The bill is currently in the initial stage of committee consideration with no meetings scheduled.

HR 9540 US House Last action
June 30, 2026 BenefitLong shot

Community Housing Act of 2026

Becca Balint (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would appropriate approximately $75 billion for affordable housing programs, including $44.5 billion for the Housing Trust Fund and $1.5 billion for the Capital Magnet Fund, while raising the fee paid by Fannie Mae and Freddie Mac to fund these initiatives. It would also repeal the cap on public housing unit construction, establish a new HUD office for zoning reform, and expand low-cost financing options for rural housing and community land trusts. This bill funds rural rental housing loans and 20-year rental assistance renewals for landlords, restructures their existing loans, repeals the public housing construction cap, and gives owners of historic multi-story properties flexibility to add residential units upstairs.
Where it stands: The Community Housing Act of 2026 was referred on June 30, 2026, to the Committee on Financial Services and additionally to the Committee on Ways and Means. Both committees hold jurisdiction over provisions falling within their respective scopes, as the source does not establish a primary panel.

HR 9398 US House Last action
June 23, 2026 MixedLong shot

Historic Preservation and Land Conservation Certainty Act

Mike Carey (Republican) · Sponsor of record · Official record ↗

What it does: The bill allows partnerships with unresolved tax disputes over conservation easement donations made by the end of 2024 to settle their liability by paying a calculated amount that limits the deductible value of the contribution. It also changes the eligibility standard for certain historic preservation tax credits from requiring a specific certification of historic significance to relying on whether a building is listed as contributing in official National Register documentation. This bill lets real estate partnerships settle disputed conservation easement tax bills for a fixed payment and lets owners of historic buildings qualify for rehabilitation tax credits by being listed as contributing buildings on the National Register.
Where it stands: The bill is currently pending in the House Committee on Ways and Means following its referral on June 23, 2026. Procedurally, this means the committee chair controls whether the bill receives a hearing or a markup, or if it remains inactive.

S 4804 US Senate Last action
June 17, 2026 BenefitLong shot

Manufactured Housing Lending Act

Jeff Merkley (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would require the Federal Housing Finance Agency to direct Fannie Mae and Freddie Mac to each set up a pilot program for buying or sharing risk on personal property (chattel) loans for manufactured homes, with purchases beginning within a year of each program's launch. The pilots would have to apply standard consumer mortgage lending and servicing protections, limit eligibility to homes in nonprofit, government, or resident-owned communities where the lease outlasts the loan or the resident holds a perpetual right to the site, and let the two companies earn a lower return than comparable mortgage lending. This bill has Fannie Mae and Freddie Mac buy manufactured home loans only for homes in nonprofit, government, or resident-owned communities, giving lenders and those communities a new secondary market while leaving private community operators and landlords of leased land without access.
Where it stands: S4804, the Manufactured Housing Lending Act, was read twice and referred to the Senate Committee on Banking, Housing, and Urban Affairs on June 17, 2026. It is now in the referred stage, where the committee's chair decides whether anything happens at all, with no meetings scheduled in the available calendar data.

HR 9281 US House Last action
June 11, 2026 MixedLong shot

DASH Act

Val T. Hoyle (Democrat) · Sponsor of record · Official record ↗

What it does: This proposal would launch a large federal push to expand affordable housing by creating hundreds of thousands of new rental vouchers for people who are homeless or at risk of homelessness, funding land acquisition and housing construction, and expanding or creating several tax credits for low-income, middle-income, and distressed-community housing. It would also change low-income housing tax credit rules, create a renters credit and a first-time homebuyer credit, and let taxpayers deduct up to $100,000 in losses from selling a principal residence while repealing the personal casualty loss limitation and permanently excluding forgiven principal residence debt from income. This bill gives landlords and housing developers larger low-income and new middle-income housing tax credits, construction grants, and direct credit payments, while requiring rent limits, voucher acceptance, tenant protections, Fair Housing compliance, and annual certifications in return.
Where it stands: HR9281, the DASH Act, was referred on June 11, 2026 to the House Committee on Ways and Means and in addition to the House Committee on Financial Services, with the consideration period for each to be subsequently determined by the Speaker, and the bill sits awaiting any committee action, with each committee considering only the provisions within its own jurisdiction and each chair deciding whether a markup is ever noticed.

HR 9267 US House Last action
June 11, 2026 BenefitLong shot

Transit Oriented Development Act of 2026

Ed Case (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would boost the low-income housing tax credit by letting developers count 150 percent of a building's eligible basis (or rehabilitation spending) for affordable housing built within half a mile of a rail, bus, harbor, or waterway station in an area zoned for high density, with a 155 percent boost in Hawaii, Alaska, and US territories, capped so designated areas cannot exceed 20 percent of a metro area's population. It would also require HUD to study geographic cost-of-living differences and recommend within a year new formulas for splitting annual state housing credit allocations. This bill gives residential developers and landlords a bigger federal low-income housing tax credit, boosting eligible building costs by 50 percent, for projects near transit stations.
Where it stands: HR 9267 was referred to the House Committee on Ways and Means on June 11, 2026, and has had no further action since then. Under House practice this is the stage where most bills go quiet, and the committee chair decides whether a hearing or a markup is ever noticed.

HR 9220 US House Last action
June 9, 2026 BurdenLong shot

Restore Military Families’ Voices Act

Sara Jacobs (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would bar landlords of privatized military housing from asking current, former, or prospective tenants to sign nondisclosure agreements, whether about the housing itself or services related to it, and would extend that ban to all military housing units. It would also widen tenant protections against retaliation by covering reports made to more recipients, including the Defense Department's Chief Housing Officer, inspectors general, and members of Congress, and would require inspectors general to notify the relevant military secretary and congressional Armed Services Committees within 10 business days of receiving a reprisal report. This bill directly regulates private landlords and property managers of privatized military housing by barring them from asking tenants to sign nondisclosure agreements and exposing those who retaliate against tenants to liability and congressional oversight.
Where it stands: HR9220, the Restore Military Families' Voices Act, was referred to the House Committee on Armed Services on June 9, 2026 and has had no further action since. It sits at the referred stage, where the committee chair decides whether ever to notice a hearing or markup, and a bill that goes no further typically lapses quietly when the Congress ends.

S 4718 US Senate Last action
June 9, 2026 BurdenLong shot

Restore Military Families’ Voices Act

Elizabeth Warren (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would bar landlords of privatized military housing from even asking tenants, former tenants, or prospective tenants to sign nondisclosure agreements about the housing or related services, replacing the current rule that only bars requiring such agreements, and it would extend that rule to all military housing units and define tenant broadly to include any lease party other than the landlord. It would also expand anti-retaliation protections so tenants reporting problems can safely complain to their landlord, their chain of command, the housing management office, the Defense Department's Chief Housing Officer, an inspector general, or members of Congress, and it would require inspectors general to notify the relevant military department secretary and the congressional armed services committees of reprisal reports within 10 business days. This bill directly restricts landlords and property managers of privatized military housing by banning NDAs with tenants and prohibiting retaliation against tenants who report housing issues to officials, requiring revised leases and staff training.
Where it stands: S4718 was read twice and referred to the Senate Committee on Armed Services on June 9, 2026, and no further action appears on the record. The bill now sits in committee, the stage where most measures quietly end because committees need not act on referred bills.

S 4673 US Senate Last action
June 3, 2026 BurdenLong shot

PATH Act

Katie Boyd Britt (Republican) · Sponsor of record · Official record ↗

What it does: The bill would let public housing agencies and private owners of federally assisted housing set minimum work requirements of up to 40 hours per week for adult recipients of public housing and voucher or project-based rental assistance, with exemptions for seniors, people with disabilities, pregnant women, caregivers of young children, and students, among others. Agencies and owners choosing to do so would have to offer supportive services, set up a hardship exception process, verify compliance at least yearly, and could terminate a noncompliant family member's housing assistance, with the change taking effect January 1, 2027. This bill lets owners of federally assisted housing establish work requirements for tenants, making them responsible for verifying tenant work status, enforcing compliance in tenant selection and occupancy plans, and providing supportive services.
Where it stands: S4673, the PATH Act, was read twice and referred to the Senate Committee on Banking, Housing, and Urban Affairs on June 3, 2026. It is now stalled in committee, where the chair decides whether anything happens and the committee is not required to act.

HR 9058 US House Last action
May 29, 2026 BenefitLong shot

Residential AED and CPR Preparedness Act of 2026

Daniel S. Goldman (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would create a federal grant program, run by the Health and Human Services Secretary, to help owners and operators of eligible federally assisted multifamily housing buy and maintain automated external defibrillators, train residents and staff in CPR, and develop cardiac emergency response plans. It would authorize $25,000,000 per year for each of fiscal years 2027 through 2031, and require a report to Congress on how the grants were used. This bill gives owners and operators of federally assisted multifamily housing $25 million in annual grants to buy automated external defibrillators, fund CPR training, and maintain equipment with health care partners.
Where it stands: HR 9058 was referred to the House Committee on Energy and Commerce on May 29, 2026 and awaits committee action, with no hearings or markups scheduled. Committee action is the ordinary route but not the only one; leadership, suspension, a special rule, or discharge could each provide another path.

HR 9012 US House Last action
May 22, 2026 BenefitLong shot

Affordable Housing Credit Carryback Act

Mike Carey (Republican) · Sponsor of record · Official record ↗

What it does: The bill would amend the Internal Revenue Code to let taxpayers apply the low-income housing tax credit backward against tax paid in up to 5 prior years, the same carryback treatment already allowed for certain other credits, for taxable years beginning after enactment. In practice, this would let affordable housing investors and developers claim refunds of taxes already paid sooner instead of waiting to use the credit against future years. This bill lets real estate developers and owners who claim low-income housing tax credits carry unused credits back five years to claim refunds of federal taxes already paid, improving their cash flow.
Where it stands: HR9012 was referred to the House Committee on Ways and Means on May 22, 2026, and no meetings are scheduled in our calendar data. This is the committee stage in the House, the point at which bills most often die quietly when the chair never schedules action.

HR 8988 US House Last action
May 21, 2026 MixedLong shot

Frank Adelmann Manufactured Housing Community Sustainability Act of 2026

Ilhan Omar (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would create a new federal tax credit equal to 75 percent of the gain a seller realizes when selling land to a resident-owned cooperative or nonprofit that will use it as a manufactured home community, provided the buyer records a binding covenant to keep the land in that use for at least 50 years. Buyers who later violate that covenant would owe a tax of 20 percent of the net sale proceeds, and the credit would apply to taxable years beginning after December 31, 2026. This bill gives real estate sellers a tax credit worth 75 percent of their gain when selling a manufactured home community to a resident cooperative or nonprofit with a 50-year covenant, and taxes buyers 20 percent of the sale price if they break that covenant.
Where it stands: HR8988 was referred to the House Committee on Ways and Means on May 21, 2026 and sits at the start of the committee stage; the committee chair controls whether a hearing or markup is ever noticed, though leadership action, suspension, a special rule, or discharge could provide a path around committee.

HR 8996 US House Last action
May 21, 2026 BenefitLong shot

Rental Housing Investment Act

Linda T. Sánchez (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would let owners of new long-term residential rental housing in the United States immediately deduct the full cost of the property, up to $150,000 per dwelling unit, with a higher $250,000 per-unit cap for projects that meet affordable housing requirements. Owners who stop using the property as rental housing within 10 years (15 years for the affordable housing projects) would have to pay back part of the tax benefit, and the deduction would apply only to property placed in service more than 12 months after enactment. This bill lets developers and landlords who build new multi-unit residential rental properties deduct up to $150,000 per unit of building costs in the first year, rising to $250,000 for qualifying affordable housing units, improving their cash flow.
Where it stands: HR8996 was referred to the House Committee on Ways and Means on May 21, 2026, and no further action appears in the record; the bill now awaits any hearing or markup the Ways and Means chair may choose to notice, though committee action is not an absolute prerequisite.

S 4613 US Senate Last action
May 20, 2026 MixedLong shot

Manufactured Housing Community Sustainability Act of 2026

Jeanne Shaheen (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would create a new federal tax credit worth 75 percent of the gain a landowner realizes when selling real property to a resident-owned cooperative or nonprofit that will use it as a manufactured home community, provided the buyer records an affidavit committing the land to manufactured home use for at least 50 years. If the buyer breaks that long-term-use covenant, the bill would impose a tax on the buyer equal to 20 percent of the net proceeds from the sale, and the credit would apply to tax years beginning after December 31, 2026. This bill gives owners of manufactured home communities a tax credit worth 75 percent of their gain when they sell to resident cooperatives or nonprofits under a 50-year covenant, while imposing a tax on buyers who violate that covenant.
Where it stands: S4613 was read twice and referred to the Senate Committee on Finance on May 20, 2026, so it now sits in committee with no hearing or markup scheduled. In this chamber the chair decides whether a referred bill gets any further action, and committees need not act at all.

HR 8906 US House Last action
May 19, 2026 BurdenLong shot

Ban Chinese Communist and Islamist Home Ownership Act

Chip Roy (Republican) · Sponsor of record · Official record ↗

What it does: The bill would bar foreign nationals from countries of concern, foreign adversaries, state sponsors of terrorism, and any foreign entities or corporations with ownership stakes from these parties from buying housing in the United States, and it would require any such current foreign owners to sell their US housing to a US citizen or US corporation within two years of enactment. It would direct the President to have federal agencies write rules to enforce the purchase ban and forced divestment. This bill bars covered foreign persons from buying US residential housing and requires them to sell existing holdings within two years, directly restricting residential lessors and reducing deals for real estate agents, brokers, and property managers.
Where it stands: HR8906 was referred to the House Committee on Foreign Affairs on May 19, 2026 and has seen no further action since. Under House practice the bill now rests with the committee chair, who alone decides whether a hearing or a markup is ever noticed, and bills at this stage most often die quietly when the chair never schedules action.

HR 8903 US House Last action
May 19, 2026 BurdenLong shot

Renter Resource Center Act

Ayanna Pressley (Democrat) · Sponsor of record · Official record ↗

What it does: This bill would require the Department of Housing and Urban Development to set up a renter outreach resource, made up of a toll-free phone line and public website, where renters of single-family homes owned by large institutional investors can report and get help resolving disputes about potential violations of federal or state law, with the Secretary required to process, share, and investigate such disputes and to report annually to Congress. It would also require those large institutional investors to give each renter written notice of the resource and a dispute contact at move-in and yearly, to feature the resource on their public websites, and to file yearly notices with HUD identifying how many covered single-family homes they control and where those homes are located. This bill requires large institutional investors owning at least 350 single-family rental homes to send annual notices to their renters, list a public contact on their website, and report property details to HUD each year.
Where it stands: HR 8903, the Renter Resource Center Act, was referred to the House Committee on Financial Services on May 19, 2026 and has had no further action since; under House practice, the referred stage is where House bills most commonly die quietly.

May also reach

Measures that reach Real Estate & Leasing indirectly

Through a product these businesses make, a customer they serve, a competitor, or a study about them. Read these as possibilities, not duties.

HR 9014 US House Last action
May 22, 2026 May reachLong shot

Affordable Housing and Area Median Income Fairness Act of 2026

Yvette D. Clarke (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would authorize $5 billion per year for fiscal years 2026 through 2035 for each of three federal housing programs, the HOME program, community development block grants, and the Housing Trust Fund, with all of that money limited to areas that have received a high housing cost adjustment. It would also require HUD to assess and report within two years on alternative ways to calculate area median income for federal housing programs, including how suburban counties affect New York City's income figures. This bill channels $15 billion a year into affordable housing programs benefiting landlords and affordable housing providers in high-cost areas, while a federal review of income limits and rent calculations creates uncertainty for developers elsewhere.
Where it stands: HR9014 was referred to the House Committee on Financial Services on May 22, 2026 and has had no further action. In the House, referral is a common quiet-death stage, since the committee chair decides whether the bill ever receives a hearing or a markup.

HR 8944 US House Last action
May 20, 2026 May reachLong shot

Housing Regulatory Clarity Act of 2026

David J. Taylor (Republican) · Sponsor of record · Official record ↗

What it does: The bill would bar the Secretary of Housing and Urban Development from considering disparate impact, meaning statistics showing a practice harms a protected group even without intent, when carrying out any actions of the department. In practice, this would remove disparate-impact analysis from HUD's enforcement, rulemaking, and other fair housing related work. This bill bars HUD from using disparate impact in its actions, lowering regulatory risk and compliance costs for real estate agents, brokers, landlords, and other lessors facing federal fair housing enforcement.
Where it stands: HR8944 was referred to the House Committee on Financial Services on May 20, 2026 and has seen no further action; it rests at the committee stage with no committee meetings scheduled.

HR 8739 US House Last action
May 14, 2026 May reachLong shot

Brownfields Revitalization for a Better Tomorrow Act

Brett Guthrie (Republican) · Sponsor of record · Official record ↗

What it does: The bill would expand federal brownfield cleanup funding by letting 501(c)(6) trade and business leagues qualify as grant recipients, raising the cap on site remediation grants and loans from $500,000 to $1,000,000 per site and multipurpose grants from $1,000,000 to $2,000,000, and allowing up to 10 percent of any grant or loan to be spent on demolition with EPA approval. It would also authorize $123,500,000 a year for fiscal years 2027 through 2031, require EPA to give noncompetitive technical assistance grants to help small communities apply, waive matching-fund requirements for small or disadvantaged communities, direct states and tribes receiving grants to publish annual public inventories of brownfield sites, and commission studies and federal permitting guidance on speeding brownfield reuse. This bill gives real estate developers and landlords access to larger federal brownfield cleanup grants that make redeveloping and reusing contaminated properties more financially feasible.
Where it stands: HR8739 was referred on May 12, 2026 to both the Committee on Energy and Commerce and the Committee on Transportation and Infrastructure, each for the provisions within its jurisdiction. On May 14, 2026, at a markup, the bill was forwarded by subcommittee to the full Energy and Commerce Committee by voice vote, so it now awaits that full committee's consideration while also lying before Transportation and Infrastructure.

HR 8171 US House Last action
April 2, 2026 May reachLong shot

FAST Housing Act

Juan Ciscomani (Republican) · Sponsor of record · Official record ↗

What it does: This proposal would direct the Department of Housing and Urban Development to award up to 15 competitive grants to local governments and public housing agencies in areas with significant workforce expansion. The grants, funded by transferring 10 percent of unobligated pandemic relief money, would require recipients to propose zoning reforms and ensure that at least 30 percent of the new units are affordable housing. This bill gives developers and landlords federal grant funding to convert commercial space into workforce and affordable housing through public-private partnerships, creating new projects and demand while increasing competition for commercial properties and land.
Where it stands: The FAST Housing Act was referred on April 2, 2026, to the House Committee on Financial Services and the House Committee on Appropriations. No specific primary committee is designated, so both chairs act as gatekeepers for their respective jurisdictions.

HR 7700 US House Last action
February 25, 2026 May reachLong shot

Annual Public Housing Inspections Accountability Act

Michael Lawler (Republican) · Sponsor of record · Official record ↗

What it does: The measure would require the Secretary of Housing and Urban Development and the Comptroller General to study how many public housing inspections are incomplete and determine the number of inspectors needed to complete all required inspections annually. This study and report must be submitted to Congress within one year of the act's enactment. This bill directs HUD and the Comptroller General to study incomplete public housing inspections, affecting public housing authorities that operate as landlords of residential properties by triggering reporting that could lead to more inspection requirements.
Where it stands: HR 7700 is referred to the House Committee on Financial Services as of February 25, 2026, where the committee chair controls whether a hearing or markup occurs.

S 236 US Senate Last action
September 14, 2026 May reachLong shot

A bill to amend the Act of August 9, 1955 (commonly known as the "Long-Term Leasing Act"), to authorize leases of up to 99 years for land in the Mashpee Wampanoag Tribe Reservation and land held in trust for the Wampanoag Tribe of Gay Head (Aquinnah), and for other purposes.

Edward J. Markey (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would amend the Long-Term Leasing Act so that land in the Mashpee Wampanoag Tribe Reservation and land held in trust for the Wampanoag Tribe of Gay Head (Aquinnah) could be leased for terms of up to 99 years, the same long lease period already allowed for certain other tribal lands. This would let the two tribes offer much longer-term leases to tenants than federal law otherwise permits for their lands. This bill lets lessors and developers leasing land in the Mashpee Wampanoag Reservation and Aquinnah trust land sign leases of up to 99 years, opening a new long-term market while adding competition for nearby landlords.
Where it stands: The Senate Committee on Indian Affairs held a hearing on December 17, 2025, took the bill up at a markup on May 20, 2026 where the committee voted to order it reported, and the bill was reported on September 14, 2026, the same day a written report was filed and the bill was placed on the Senate Legislative Calendar under General Orders as Calendar No. 553. That placement means the bill has cleared committee and now sits on the Senate's Calendar of Business awaiting the majority leader's decision on whether and when it reaches the floor.

HR 7053 US House Last action
January 14, 2026 May reachLong shot

Preemption of Real Property Discrimination Act

Al Green (Democrat) · Sponsor of record · Official record ↗

What it does: The act would nullify any state or local law that bans or limits real estate purchases by individuals based on their foreign citizenship. The Attorney General is authorized to enforce the act, and private citizens harmed by such laws could sue to stop their enforcement. This bill strikes down state and local bans on property purchases by foreign citizens, letting real estate agents, brokers, developers, landlords, and sellers in restricted markets serve foreign buyers and face more competition.
Where it stands: HR7053 was referred to the House Committee on the Judiciary on January 14, 2026, and awaits committee action. The committee chair controls whether a markup is noticed, though leadership may bypass committee reporting via suspension or a special rule.

HR 6560 US House Last action
December 10, 2025 May reachLong shot

National Flood Insurance Program Automatic Extension Act of 2025

Troy A. Carter (Democrat) · Sponsor of record · Official record ↗

What it does: This bill automatically extends the National Flood Insurance Program's authority to issue policies and pay claims if Congress fails to pass new legislation before the program's expiration date. It maintains existing funding levels and operational terms during this extension period, ensuring that current flood insurance contracts remain in force without interruption. This bill automatically extends the National Flood Insurance Program, so property owners, landlords, and lessors in flood-prone areas keep their flood insurance coverage active and claims payable without interruption.
Where it stands: HR6560 was referred to the House Committee on Financial Services on December 10, 2025. The companion bill S3151 was read twice and referred to the Senate Committee on Banking, Housing, and Urban Affairs on November 6, 2025.

HR 6327 US House Last action
November 28, 2025 May reachLong shot

Rural Housing Regulatory Relief Act

Eugene Simon Vindman (Democrat) · Sponsor of record · Official record ↗

What it does: The bill would exempt federal housing assistance for construction or modification on infill sites from National Environmental Policy Act review requirements. It also requires the Secretary of Agriculture to submit a report to Congress within five years assessing the impact of this exemption on application times and administrative costs. This bill benefits rural real estate developers and lessors using federal housing assistance programs by exempting construction or modification of residential housing on infill sites from environmental review requirements, speeding approvals and cutting administrative costs.
Where it stands: HR 6327 is blocked at the referred stage, having been sent to the Committee on Financial Services and the Committee on Natural Resources on November 28, 2025, with no upcoming meetings scheduled. The chairs of both committees independently control whether any hearing or markup occurs, and the bill has not yet been reported out of either panel.

HR 4659 US House Last action
July 23, 2025 May reachLong shot

Identifying Regulatory Barriers to Housing Supply Act

Mike Flood (Republican) · Sponsor of record · Official record ↗

What it does: This act requires certain local government grantees to submit a non-binding plan every five years detailing their progress on specific land use reforms, such as allowing duplexes or streamlining permits. The measure takes effect one year after enactment and prohibits the federal government from using the submitted information to enforce compliance or withhold funds. This bill requires local governments receiving federal funds to report every five years on land use reforms like allowing duplexes and office-to-apartment conversions, which would indirectly expand development and leasing opportunities for real estate lessors.
Where it stands: HR 4659 was referred to the House Committee on Financial Services on July 23, 2025, and the committee held a hearing on the measure on December 3, 2025. A hearing does not require the committee to advance the bill, leaving its status dependent on the chair's decision to schedule a markup.

HR 4706 US House Last action
July 23, 2025 May reachLong shot

Protecting Our Farms and Homes from China Act

Mary E. Miller (Republican) · Sponsor of record · Official record ↗

What it does: This bill prohibits Chinese government-affiliated entities from buying, leasing, or owning U.S. agricultural land and residential homes, requiring them to sell existing properties within one year. Violators face civil fines of $100 per acre per day for farmland or $1,000 per day per home, along with potential criminal penalties and asset forfeiture. This bill bars Chinese government-affiliated entities from buying, leasing, or owning U.S. farmland and homes and forces divestment within a year, reducing foreign competition for real estate deals and adding transactions for landlords, agents, and lessors.
Where it stands: HR 4706 was referred on July 23, 2025, to the House Committee on Agriculture and the House Committee on Foreign Affairs in a multiple referral where the Speaker has not yet designated a primary committee or set time limits. The companion Senate measure, S 2258, remains in committee and has not been reported.

S 2258 US Senate Last action
July 10, 2025 May reachLong shot

Protecting Our Farms and Homes from China Act

Josh Hawley (Republican) · Sponsor of record · Official record ↗

What it does: The bill would ban foreign entities linked to China from owning or leasing U.S. agricultural land and residential real estate, requiring current holders to sell these properties within one year. Violators would face daily fines, criminal penalties, and the loss of noncompete agreements with their employees. This bill bans entities linked to China from purchasing, owning, or leasing U.S. residential real estate and agricultural land, forcing current holders to sell within a year and reducing competition for domestic buyers, brokers, and landlords.
Where it stands: S2258 was read twice and referred to the Senate Committee on Agriculture, Nutrition, and Forestry on July 10, 2025, and currently remains in that committee with no scheduled meetings.

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