The 21st Century ROAD to Housing Act passed the Senate 89–10 and the House 396–13. It’s moving toward the President’s desk — and if you own or control 350 or more single-family homes, it directly restricts what you can buy next.

The bill bans large institutional investors from purchasing additional single-family homes once they cross the 350-home threshold. It doesn’t force you to sell anything you already own. It doesn’t touch apartment buildings. But the definition of “investment control” is broad — catching GPs, managing members, investment advisors, and equity holders above 25% in any entity owning single-family homes.

The House removed the Senate’s controversial 7-year forced-sale rule for build-to-rent. Whether that survives Senate reconciliation is the biggest open question remaining.

Here’s what the bill actually says, who it affects, and what MAREI members should do right now.

Missouri SB 973 just passed, creating mandatory disclosure requirements for real estate wholesalers and a 44-day minimum timeline for sale leaseback transactions. Here is what changed, what it means for assignments and double closes, and what the Missouri investor community is already debating. Effective August 28, 2026 once signed by the Governor.