How a New Housing Law Could Impact Buyers and the Housing Market
At a Glance:
- The 21st Century ROAD to Housing Act became law on July 11, 2026.1
- The legislation is designed to support housing supply, expand access to smaller mortgages, and limit certain large institutional investor purchases.2
- In June 2026, the median price of an existing home in the U.S. was $440,600, marking the 36th consecutive month of year-over-year price increases.3
On July 11, 2026, H.R. 6644, known as the 21st Century ROAD to Housing Act, officially became law.4 The bipartisan legislation is designed to address housing affordability through several key measures, including expanding housing supply, increasing access to affordable homes, supporting smaller mortgage options, and limiting certain property purchases by large investment companies.5
This edition of the Mortgage Monitor provides an overview of the 21st Century ROAD to Housing Act and what its provisions could mean for homebuyers, real estate investors, and the broader mortgage industry.
Expanding Housing Supply
Many U.S. markets continue to face a shortage of available homes, particularly as demand for more affordable housing options remains elevated. The 21st Century ROAD to Housing Act allows Community Development Block Grant funding to be used for new affordable housing construction.6 It also enables the Department of Housing and Urban Development to prioritize grant applications for housing preservation and construction projects in designated Opportunity Zones.7The legislation also includes provisions aimed at supporting manufactured and factory-built housing. The bill updates the federal definition of “manufactured home” to include factory-built homes that do not have a permanent steel chassis, which is typically used for transportation. According to a report from a leading advocacy group, homes without a steel chassis can cost up to $10,000 less.8 “Expanding access to more affordable housing options is an important step in addressing today’s supply challenges,” said Brett Hively, Senior Vice President, Mortgage Capital Markets and Financial Strategist at Ameris Bank. “Factory-built housing may offer another pathway for buyers in markets where affordability remains a concern.”
Improving Access to Smaller Mortgages
The 21st Century ROAD to Housing Act also includes a provision focused on improving access to mortgages under $100,000. The legislation establishes a four-year program designed to help lenders structure and deliver smaller home loans.9 The program would provide subsidized payments to lenders and financial assistance to borrowers for down payments and closing costs.10,11 These measures are intended to make smaller mortgage options more accessible in markets where lower-priced homes are available but financing can be more difficult to obtain.
Limiting Certain Institutional Investor Purchases
The legislation also seeks to address competition in the single-family housing market. Under the act, large institutional investors that own 350 or more single-family homes, directly or indirectly, would be prohibited from purchasing new single-family homes. “This provision is intended to help preserve access to homeownership for individuals and families,” said Hively. “In markets where inventory is already limited, reducing competition from large-scale investors could help create more opportunities for traditional homebuyers.”
Home Prices Continue to Rise
The timing of the legislation comes as affordability remains a key challenge for many buyers. In June 2026, the median price of an existing home reached $440,600, a 1.8% increase from a year earlier.12 June also marked the 36th consecutive month of year-over-year price increases.13 “Rising home prices continue to underscore the importance of addressing both supply and affordability,” said Hively. “While legislation alone will not solve every housing challenge, efforts that support housing availability and financing access may help improve conditions over time.”
Looking Ahead
As the housing market moves through the second half of the year, supply, affordability, and access to financing will remain important factors for buyers and industry professionals. The 21st Century ROAD to Housing Act introduces several measures aimed at addressing these challenges, but its long-term impact will depend on implementation and market conditions in the months ahead.As market conditions continue to evolve, timely information and knowledgeable guidance can help buyers, homeowners, and real estate professionals make informed decisions. Ameris Bank Mortgage remains committed to serving as a trusted resource by providing market insights, industry expertise, and lending solutions tailored to individual needs and goals.
Sources:
1, 4 https://www.congress.gov/bill/119th-congress/house-bill/6644
2, 5, 6, 7 https://bipartisanpolicy.org/issue-brief/inside-the-deal-whats-in-the-final-21st-century-road-to-housing-act/
3, 12, 13 https://www.nar.realtor/newsroom/nar-existing-home-sales-report-shows-2-4-decrease-in-june
8 https://www.niskanencenter.org/two-big-developments-in-manufactured-housing-reform-new-rules-new-bill/
9, 10, 11 https://www.cnbc.com/2026/07/11/21st-century-road-to-housing-act-homebuyers-sellers.html
The opinions voiced in this material are for general information only and are not intended to provide specific advice or recommendations for any individual. Ameris Bank does not endorse nor is affiliated with the companies listed in this article.