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To set restrictions on the sale of single-family homes financed by the Federal Government, and for other purposes.
Summary
The bill directs five federal agencies to issue guidance within 180 days that restricts the sale of single-family homes financed or owned by the federal government to large institutional investors when those homes could be purchased by individual owner-occupants. The guidance must establish agency-specific definitions of "large institutional investor" and include provisions to prevent federal financing from being used to facilitate institutional investor acquisitions. The bill also requires promotion of sales to individual owner-occupants through first-look policies, anti-circumvention measures, and disclosure requirements. Narrow exceptions are provided for build-to-rent properties that are planned and constructed as rental communities.
AI-generated plain-language summary of the bill text — neutral, and may be imperfect. See the full text below for the exact wording.
Sponsor (1)
Actions (3)
- Mar 2, 2026 Referred to the Subcommittee on Economic Opportunity. · house
- Feb 13, 2026 Referred to the Committee on Financial Services, and in addition to the Committee on Veterans' Affairs, for a period to be subsequently determined by the Speaker, in each case for consideration of such provisions as fall within the jurisdiction of the committee concerned. · house
- Feb 13, 2026 Introduced in House
Similar bills (6)
Bills with similar text or summary — includes reintroductions across Congresses. Ranked by semantic similarity of the bill text (computed locally); a neutral discovery aid, not a claim the bills are duplicates.
Full text
IN THE HOUSE OF REPRESENTATIVES
February 13, 2026
Mr. Stutzman introduced the following bill; which was referred to the Committee on Financial Services, and in addition to the Committee on Veterans’ Affairs, for a period to be subsequently determined by the Speaker, in each case for consideration of such provisions as fall within the jurisdiction of the committee concerned
A BILL
To set restrictions on the sale of single-family homes financed by the Federal Government, and for other purposes.
Be it enacted by the Senate and House of Representatives of the United States of America in Congress assembled,
SECTION 1. SHORT TITLE.
This Act may be cited as the “American Families First Act”.
SEC. 2. RESTRICTIONS ON THE SALE OF SINGLE-FAMILY HOMES FINANCED BY THE FEDERAL GOVERNMENT.
(a) Federal Guidance Regarding the Sale of Single-Family Homes Financed Through Government Programs.—Within 180 days of the date of enactment of this Act, the Secretary of Agriculture, the Secretary of Housing and Urban Development, the Secretary of Veterans Affairs, the Administrator of General Services, and the Director of the Federal Housing Finance Agency, as appropriate, shall issue guidance to agencies and Government-sponsored enterprises that, to the maximum extent permitted by law shall—
(1) establish an agency-specific definition of a “large institutional investor”;
(2) prevent providing for, approving, insuring, guaranteeing, securitizing, or facilitating the acquisition by a large institutional investor of a single-family home that could otherwise be purchased by an individual owner-occupant;
(3) restrict the disposing of Federal assets in a manner that transfers a single-family home to a large institutional investor; and
(4) promote sales of real estate-owned properties to individual owner-occupants, including through anti- circumvention provisions, first-look policies, and disclosure requirements.
(b) Exceptions for Actions That Support Individual Owner-Occupant Housing.—The guidance issued pursuant to subsection (a) shall include appropriate, narrowly tailored exceptions for build-to-rent properties that are planned, permitted, financed, and constructed as rental communities, and such other appropriate, narrowly tailored exceptions as the applicable agency may determine appropriate to further the goal of using Government programs and financing of single-family homes to support individual owner-occupants. <all>
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