This bill increases the federal tax credit for rehabilitating historic buildings. It raises the standard credit rate from 20% to 30% for qualifying small projects (with a $3.75 million expenditure cap) and further increases the cap to $5 million for projects in rural areas. The bill also allows taxpayers to transfer all or part of this credit to another taxpayer, creating a new market for the credit. These changes apply to properties placed in service after the bill's enactment date. The bill directly affects developers and owners of historic properties seeking tax incentives for rehabilitation projects.
The SUPPLY Act establishes a federal program to insure second loans (additional financing) for building accessory dwelling units (ADUs) on single-family properties. This insurance, administered by the Department of Housing and Urban Development, covers up to 30% of a standard one-unit home loan amount or 100% of the property value after construction (with potential increases based on 50% of projected rental income). Homeowners seeking to add ADUs - such as backyard cottages, converted basements, or detached units - can use this insurance to secure financing, with a government premium of up to 1% annually. The bill also requires Fannie Mae and Freddie Mac to purchase and securitize these insured loans, potentially expanding access to ADU financing.
The Neighborhood Homes Investment Act creates a new tax credit for developers who build or rehabilitate affordable homes in distressed communities. The credit is calculated as the lesser of (1) the difference between development costs and sale price, (2) 40% of development costs, or (3) 32% of the national median home price. It applies only to homes sold to qualified homeowners with income up to 140% of area median income in designated "qualified census tracts" (areas with high poverty rates, low median home values, and low median family income). Developers must meet quality standards and repay the credit if the home is sold within 5 years of the affordable sale. This credit aims to address the "value gap" that prevents housing development in distressed communities by incentivizing affordable home construction and rehabilitation.
This bill permanently extends the New Markets Tax Credit (NMTC) program, which incentivizes private investment in low-income communities. It modifies the tax code to keep the credit available beyond 2025 (replacing "2020 through 2025" with "2020 and each calendar year thereafter") and adds automatic annual inflation adjustments to the credit amount starting in 2026. The bill also provides tax relief by allowing NMTC credits to offset the alternative minimum tax, specifically for investments made after December 2024. This directly affects community development financial institutions (CDFIs) and investors who fund projects in designated low-income areas.
This bill changes how federal homeless assistance funds are distributed. It prevents the government from blocking grants to programs that require supportive services (like job training or addiction treatment) for residents, or that set occupancy conditions (such as sobriety requirements), and protects faith-based organizations from exclusion. At least 50% of funds must go to grantees offering wraparound services, and the government must report annually to Congress on compliance. It directly affects homeless assistance providers receiving McKinney-Vento funds. The bill focuses on funding rules, not new services or outcomes.
The Downpayment Toward Equity Act of 2025 creates a federal program to provide financial assistance to first-generation homebuyers for down payments, closing costs, and other home purchase expenses. It authorizes $100 billion in funding to be distributed through states and eligible entities, with grants that can cover up to $20,000 or 10% of a home's purchase price (whichever is greater). To qualify, homebuyers must meet income limits (up to 120-140% of median area income), be first-time homebuyers with no prior home ownership by their parents, and complete homebuyer counseling. The program requires recipients to occupy homes as primary residences for at least five years, with repayment required if they sell sooner, and states must report on program demographics to ensure equitable outcomes.
This bill modifies the USDA's 502 housing loan program to make it easier for rural homeowners to transfer properties with existing loans. It allows qualified buyers to assume a guaranteed loan when purchasing a property, releasing the original borrower from liability and transferring the loan's obligations to the new owner. The changes apply to loans guaranteed under the program after the bill's enactment, directly affecting rural homeowners and buyers in USDA loan programs. The bill also permits servicers to charge fees for transaction costs related to these loan assumptions.
HR 7051, the American Dream Act, allows individuals aged 65 or older to exclude taxable gains from selling their home to a first-time homebuyer under specific conditions. The bill applies when the home sells for $500,000 or less, the buyer is a first-time homebuyer purchasing it as their primary residence, and the buyer provides a sworn statement confirming these details. The exclusion is only available for sales occurring after December 31, 2026, and expires after December 31, 2031. This policy directly affects seniors aged 65+ selling their primary residence and first-time homebuyers purchasing it as their main home.
University of Utah Research Park Act This bill confirms the use by the University of Utah of approximately 593 acres of specified nonfederal land in Salt Lake City, Utah, as a university research park and for related university purposes (including development of student housing and a transit hub) as a valid public purpose.
This bill increases FHA loan limits for manufactured home purchases, home improvements, and accessory dwelling units under the National Housing Act. It raises the maximum loan amount for single-section manufactured home purchases to $106,405 and multi-section homes to $195,322, while setting a $75,000 cap for home improvements. The bill also requires annual adjustments to these limits based on HUD's methodology and mandates a HUD study comparing off-site construction (including manufactured/modular homes) to site-built housing on cost, quality, maintenance, and applications like accessory dwelling units. It directly affects borrowers seeking FHA financing for these housing types.
