The Rural Historic Tax Credit Improvement Act increases tax credits for rehabilitating historic buildings in rural areas. It provides a 40% credit for affordable housing projects (where at least half the building meets affordability standards) and a 30% credit for other rural historic projects, with a $5 million cap on eligible costs. Taxpayers can transfer these credits to other taxpayers, requiring certification and reporting to the IRS. The bill also adds recapture rules for projects failing to meet affordable housing requirements and removes a basis adjustment for these credits, effective for projects placed in service after 2025.
HR 4477, the PRICE Act, creates a new federal grant program to improve affordable manufactured housing communities. It provides funds for infrastructure, repairs, safety upgrades, and community services in communities that are affordable to low- and moderate-income residents (at or below 120% of area median income) and either owned by residents or committed to remaining affordable. Eligible projects include replacing homes (excluding pre-1976 units), weatherization, accessibility modifications, and resident services like eviction prevention. The program prioritizes projects that preserve long-term affordability for low-income residents and is open to community groups, local governments, tribes, and nonprofit housing organizations.
The Affordable Housing Credit Improvement Act of 2025 would reform the Low-Income Housing Credit program, which provides tax credits to developers of affordable housing. It would increase state allocations based on population with annual cost-of-living adjustments, modify tenant eligibility rules to allow higher income limits for some residents, and add protections for domestic violence victims in housing. The bill would simplify rules for rural and Native American housing projects, clarify credit eligibility requirements, and require greater transparency in program administration. These changes would directly affect developers, property owners, and low-income tenants in housing projects that receive LIHC tax credits.
The First Home Affordability Act establishes a refundable tax credit for first-time homebuyers purchasing a primary residence in the U.S. The credit equals 2% of the home's purchase price (capped at $25,000 per purchase), with special provisions increasing the credit to 10% for teachers, childcare workers, and first responders. The credit is reduced for higher-income households relative to local area median income and home prices, and requires the homebuyer to be at least 18 years old. Homebuyers must meet specific criteria including no prior home ownership in the past three years and using a federally backed mortgage. If the home is sold within the credit period, a portion of the credit may need to be repaid to the IRS.
This bill blocks the Federal Housing Finance Agency (FHFA) and mortgage enterprises (like Fannie Mae and Freddie Mac) from implementing specific mortgage fee changes announced in January 2023. It specifically revokes the FHFA's updated single-family mortgage pricing framework and related guidance documents. The bill does not affect the existing practice of risk-based pricing for mortgage credit fees, which remains permitted. It directly impacts mortgage lenders and borrowers by halting the 2023 fee changes without altering current risk-based fee structures.
The Housing Vouchers Fairness Act (S 1203) directs the federal government to provide additional rental voucher funding annually to public housing agencies (PHAs) serving the fastest-growing U.S. areas. It targets PHAs managing housing assistance in regions with populations over 100,000 that ranked among the top 25 U.S. areas for population growth between 2012 and 2022. The bill authorizes $2 billion for fiscal year 2025 (and subsequent years until expended) to be distributed equitably based on each PHA’s population size, current voucher shortages relative to housing needs, and historical underfunding due to population growth. This funding aims to address gaps in housing affordability for tenants in high-growth communities by adjusting the existing voucher allocation formula.
HR 6726 amends housing counseling programs under the 1968 Housing and Urban Development Act to improve oversight and effectiveness. It requires counseling organizations to serve diverse geographic areas (urban and rural) and mandates regular performance reviews by HUD, including evaluating counselors based on borrower default rates for covered loans. The bill also requires HUD to provide foreclosure mitigation counseling to borrowers 30+ days delinquent on FHA, VA, USDA, or similar loans, with costs covered by the Mutual Mortgage Insurance Fund if eligibility rules are met. These changes directly affect HUD-funded counseling agencies, mortgage counselors, and borrowers with specific loan types facing delinquency. The reforms focus on accountability, quality control, and expanding access to foreclosure prevention services.
This bill creates an entitlement program guaranteeing housing vouchers to young adults aged 18-30 experiencing homelessness, directly addressing systemic barriers that currently prevent them from accessing housing assistance. It requires public housing agencies to provide voluntary support services (like job training and housing navigation) while prohibiting discrimination based on credit history, immigration status, or other protected factors. Funded starting in fiscal year 2027, the program targets vulnerable youth disproportionately affected by homelessness, including Black, Indigenous, and LGBTQ+ communities. By expanding access to housing choice vouchers and reducing wait times from 132-140 days, it aims to improve housing stability and reduce homelessness for this population.
This bill permanently extends the New Markets Tax Credit (NMTC), a federal tax incentive that encourages private investment in low-income communities. It directly affects community development entities (CDEs) that channel capital into underserved neighborhoods for projects like housing, healthcare, and businesses. Key provisions include permanently extending the credit beyond 2025, adding annual inflation adjustments to the credit amount starting in 2026, and ensuring the credit isn't reduced by the alternative minimum tax for investments made after December 2024. The changes apply to taxable years beginning after December 2024, providing long-term stability for community development financing.
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.
