Housing (Homeownership)

The Unlocking Homeownership Act allows individuals to use funds from 529 college savings plans for their first home purchase, rather than only for education expenses. It specifically permits distributions from these accounts to cover down payments or closing costs for a principal residence, provided the buyer (or their spouse, child, grandchild, or ancestor) has never owned a home in the past two years. Funds must be used within 120 days of withdrawal, and the bill includes a special provision for disaster-affected areas, allowing redirected use of funds if home purchases are delayed due to a federally declared disaster. This policy change directly affects first-time homebuyers who have saved in 529 plans, expanding the permissible use of those savings.

The HOME Expansion Act allows jurisdictions that don't receive other federal housing funds to use HOME program money for infrastructure like water lines, roads, and sidewalks directly tied to affordable housing projects. It raises the income eligibility limit for affordable homeownership from 95% to 110% of area median income and requires new long-term affordability measures, such as shared equity ownership models or community land trusts. The bill also creates exceptions for military members (waiving income rules during deployment) and heirs of deceased homeowners to maintain housing affordability. These changes apply to housing assisted under the HOME program and related tax credit programs.

The Downpayment Toward Equity Act of 2025 would create a federal program providing downpayment assistance to first-generation homebuyers purchasing primary residences. The program would allocate $100 billion to states and eligible organizations to cover downpayment, closing costs, and mortgage rate reductions, with assistance capped at $20,000 or 10% of the home's purchase price. To qualify, applicants must be first-generation homebuyers (neither they nor their parents previously owned a home), meet income limits, and complete homeownership counseling. The program includes reporting requirements to track demographic data and ensure fair housing outcomes, with funds available until expended.

# Summary of the American Housing and Economic Mobility Act of 2025 This comprehensive legislation addresses housing affordability, civil rights, financial inclusion, and tax policy through multiple titles: **Fair Housing Expansion (Title I):** - Expands protections under the Fair Housing Act to include gender identity, sexual orientation, marital status, source of income, and veteran status - Requires housing providers receiving federal assistance to comply with enhanced accessibility standards (twice as many units must be accessible) **Community Reinvestment Act Strengthening (Title II):** - Requires banks to form diverse Community Advisory Committees in each metropolitan area - Mandates regular biannual consultations between bank executives and community advisory groups - Requires detailed data collection on lending practices by demographic factors (including race, ethnicity, and disability status) - Establishes new requirements for banks to analyze and report on disparities in access to credit **Veterans' Housing Access (Title III):** - Expands eligibility for VA home loans to include direct descendants of veterans who served between June 22, 1944, and April 11, 1968, who are first-time, first-generation homebuyers **Public Housing Improvements (Title IV):** - Requires public housing agencies to analyze where participants live and develop strategies to increase access to higher-opportunity neighborhoods - Mandates regional collaboration among housing agencies to reduce disparities in access - Requires HUD to develop mapping tools to help agencies analyze neighborhood access **Estate Tax Reforms (Title V):** - Increases estate tax rates for large estates (over $13 million) - Reduces the basic exclusion amount from $13 million to $3.5 million - Imposes a 10% surtax on estates exceeding $1 billion - Increases the exclusion limit for farm real property from $750,000 to $3 million - Increases the exclusion for land subject to conservation easements from $500,000 to $2 million - Creates a new 5-8% surcharge on high-income estates and trusts **Additional Provisions:** - Strengthens credit union service to underserved areas - Raises public welfare caps for banks to increase investments in low-income communities - Requires new data collection and reporting requirements for financial institutions This legislation represents a significant expansion of housing rights, financial inclusion, and tax policy reforms aimed at reducing disparities in access to housing and financial services while reforming the estate tax system.

This bill modernizes loan limits for manufactured and modular homes under the National Housing Act. It significantly increases funding caps - raising single-family improvement loans to $150,000 (from $75,000), single-section manufactured home purchases to $195,322 (from $106,405), and multi-section home+lot financing to $238,699 (from $149,782). The bill also adds new provisions for accessory dwelling unit construction loans and requires annual indexing of loan limits based on HUD’s data. Additionally, it mandates a HUD study on factory-built housing cost efficiency, including manufacturing savings, maintenance costs, and potential uses beyond single-family homes.

This bill requires recipients of federal housing funds (grantees) to create and maintain a searchable online database listing all undeveloped land they own. It amends the Housing and Community Development Act of 1974 to add this new requirement for grant recipients. The database must be publicly accessible and identify all undeveloped parcels owned by the grantee. The requirement takes effect on October 1, 2026.

The HELPER Act of 2025 creates a new FHA mortgage insurance program specifically for first responders and teachers, allowing them to purchase homes with no down payment. It defines "first responders" as full-time law enforcement officers, firefighters, paramedics, EMTs, and K-12 teachers employed by government or accredited schools. The program requires applicants to be first-time homebuyers with 4 years of recent employment in their field, complete housing counseling, and intend to remain in their role for at least one year after closing. Mortgages under this program must be used for a primary residence, cover 100% of the home's appraised value, and exclude monthly insurance premiums.

The Farmhouse-to-Workforce Housing Act of 2025 establishes a program to fund accessory dwelling units (ADUs) on existing single-family homes that are at least 25 years old. It provides grants and loans covering up to 50% of an ADU’s cost, with a maximum of $100,000 (adjusted annually for inflation), for homeowners earning no more than 150% of the area median income. Homeowners must reside in the main house or an ADU, maintain ownership, and lease ADUs for at least six months, with these requirements lasting for five years or until the owner’s death. The program is funded with $200 million to support workforce housing access through modifications to existing housing preservation grants.

S 2414, the Housing Supply Expansion Act of 2025, updates federal rules for manufactured homes by requiring states to treat homes without permanent chassis equally to those with chassis under state laws. States must certify this parity within 1-2 years of the bill’s enactment, covering areas like financing, insurance, and installation. States that miss deadlines face prohibitions on selling or installing "covered" manufactured homes (built after enactment without a permanent chassis). The bill directly affects states (through their regulations), manufactured home manufacturers, sellers, and buyers by standardizing how these homes are regulated nationwide.

The American Housing and Economic Mobility Act of 2025 aims to increase housing affordability and accessibility through multiple provisions. It expands Fair Housing protections to include gender identity, sexual orientation, marital status, source of income, and veteran status, making discrimination based on these characteristics illegal. The bill includes significant funding mechanisms for affordable housing infrastructure and requires twice as many accessible dwelling units in housing assisted under the Act. It also makes substantial changes to estate tax rules, including higher tax rates for large estates and elimination of certain exemptions. These provisions collectively seek to reduce housing discrimination, increase access to affordable housing, and generate revenue for housing programs.