H.R. 3745: American Neighborhoods Protection Act of 2025

Introduced Jun 5, 20254 cosponsors

Sponsor

Alma Adams

Democrat · NC

Own 76 houses? Congress wants you taxed or selling

4 min readLast updated September 28, 2026

Why it matters

Rep. Adams's office describes the tax as $10,000 per home per year for anyone holding more than 75 single-family houses. The money would go to state down payment programs, with first claim for families buying the houses those large owners sell.

H.R. 3745 would put a new annual federal tax on anyone who owns more than 75 single-family homes, and use the money to help families buy houses. The bill's own title says the aim is to stop individuals and companies from owning more than 75.

It doesn't ban ownership outright. It makes holding a large portfolio expensive. The sponsor's office puts the tax at $10,000 per home each year, starting with tax years after December 31, 2025. At that rate, a portfolio of 1,000 houses would face up to $10 million a year.

Every dollar the tax raises would be matched by a transfer into a new Housing Trust Fund at the Treasury. Congress would still have to release that money through annual spending bills, and it could only go to one thing: down payment grants.

HUD would send those grants to state housing finance agencies, the same agencies that already run first-time buyer programs in most states. When a large owner sells a house to get under the limit, a family buying that specific house would move to the front of the line for help.

That pairing is the bill's design. The tax pushes houses onto the market, and the grants aim to put them in the hands of owner-occupants rather than the next investor.

Bill Progress

IntroducedJun 5

Committee

Pass House

Pass Senate

Signed

Law

Latest Action · Jun 5, 2025

1/2

Referred to Ways and Means, and in addition to the Committee on Financial Services, 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. for review

H.R. 3745 Bill Summary

What H.R. 3745 actually does.

Holding more than 75 houses gets expensive

Creates a new federal excise tax on taxpayers who own more than 75 single-family homes. The sponsor's office describes it as $10,000 per home annually.

Large owners get one clean year to sell

The tax applies to tax years beginning after December 31, 2025, so owners over the line have until then to reduce their holdings.

Tax money is walled off for homebuyers

An amount equal to the tax revenue goes into a new Housing Trust Fund at the Treasury. It can only be spent on the bill's down payment grants, and only once Congress appropriates it.

States get money for down payment help

HUD makes grants to state housing finance agencies to start new down payment assistance programs or add to ones they already run.

Families buying sold-off investor homes go first

States receiving grants must give priority to families buying a single-family home sold or transferred by an owner covered by the tax.

Who benefits from H.R. 3745?

First-time buyers stuck in bidding wars

If large owners sell to get under 75 homes, you could see more houses listed in neighborhoods where investors have been buying, plus a state down payment program with more money behind it.

Families buying a house a large owner sells

If the home you want is one of those sold-off houses, you move to the front of the line for your state's down payment help.

Neighborhoods with concentrated investor ownership

The sponsor's office points to Charlotte, where it says 26% of single-family homes were corporate-owned in 2023, up 53% since 2010. Places like that are where sell-offs would land.

Who is affected by H.R. 3745?

Anyone owning more than 75 single-family homes

Individuals and companies above the line would owe the new tax each year they stay over it, or would need to sell down.

Single-family rental companies

Firms whose business is renting out thousands of detached houses would face the largest bills and the biggest decisions about their portfolios.

Renters in investor-owned homes

If your landlord sells the house you rent, you may have to move or have the chance to buy it. The bill does not address what happens to tenants during a sale.

HUD and state housing finance agencies

HUD would have to build the grant program, and state agencies would run it and track which homes came from covered owners.

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Tracking floor activity — no debate on H.R. 3745 yet. Updates when a legislator speaks on the record.

HR3745 Legislative Journey

1 actions

Committee Action

Jun 5, 2025

Referred to the Committee on Ways and Means, and in addition to the Committee on Financial Services, 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.

About the Sponsor

Alma Adams

Democrat, North Carolina's 12th congressional district · 12 years in Congress

Committees: Agriculture, Education and Workforce

View full profile →

Cosponsors (4)

No new cosponsors in 478 days — momentum stalled

All 4 cosponsors are Democrats. Cosponsors represent 4 states: Arizona, Louisiana, Mississippi, and 1 more.

4Democrats·4 states

LaMonica McIver

Democrat · NJ

Cleo Fields

Democrat · LA

Bennie Thompson

Democrat · MS

Yassamin Ansari

Democrat · AZ

What laws does H.R. 3745 change?

1 changes

Full Text

Sections Amended

Section 3(b) of American Neighborhoods Protection Act of 2025.''. (2) Clerical amendment.--The table of sections for subchapter A of chapter 98 of the Internal Revenue Code of 1986

adding at the end the following new item: ``Sec

H.R. 3745 Quick Facts

Cosponsors

Chamber: House
Policy: Taxation
Introduced: Jun 5, 2025

Jun 5, 2025

Constituent Resources

Find your legislators on H.R. 3745

Get notified when this bill moves

Official Sources

H.R. 3745 on Congress.gov

Official bill page with full text, actions, cosponsors, and the referral to Ways and Means and Financial Services.

H.R. 3745 Bill Text on GovInfo

The bill as introduced, published by the Government Publishing Office, including the 75-home excise tax and the Housing Trust Fund language.

26 U.S.C. Subtitle D: Miscellaneous Excise Taxes

The part of the tax code where the bill would add its new chapter taxing owners of more than 75 single-family homes.

26 U.S.C. Chapter 98: Federal Trust Funds

Where the bill would create the Housing Trust Fund as a new section 9512, alongside existing funds like the Highway Trust Fund.

IRS: Excise Tax

How federal excise taxes work: taxes on specific goods, services, and activities, the category the bill's new tax would join.

HUD: Buying a Home

HUD's homebuyer hub, with links to homebuying and down payment programs in each state, the channel the bill's grants would flow through.

GAO: Institutional Investor Ownership of Single-Family Rental Homes

March 2026 GAO study of six metro areas finding large investors held up to 22% of single-family rentals but no more than 3% of all single-family homes.

GAO: Institutional Investment in Single-Family Homes

May 2024 GAO review estimating institutional investors owned 170,000 to 300,000 homes by 2015, concentrated in Sunbelt states.

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H.R. 3745 Common Questions

What does the American Neighborhoods Protection Act do?

It puts a new yearly federal tax on anyone who owns more than 75 single-family homes, then uses an equal amount of money for state down payment assistance grants.

How much is the tax on owning more than 75 homes?

Rep. Adams's office describes it as $10,000 per home per year. At that rate, an owner of 1,000 houses could face up to $10 million annually.

Does H.R. 3745 ban corporations from owning houses?

No. There is no outright ban. It makes owning more than 75 single-family homes expensive through a tax, pushing large owners to sell down.

If I own a few rental houses, am I affected?

No. The tax only applies above 75 single-family homes. Owning a handful of rentals, or even 75, leaves you outside the bill.

When would the tax start?

It applies to tax years beginning after December 31, 2025. If the bill passed now, owners over the line would owe it right away.

Can I get down payment help from this bill?

Not straight from Washington. HUD sends grants to your state housing finance agency, which runs the program. You'd apply through that agency.

Who gets first claim on the down payment money?

Families buying a home that was sold or transferred by one of the large owners covered by the tax. States must put those buyers first.

Will this bill become law?

It faces long odds. It has five Democratic backers, no committee action since June 2025, and a Republican-controlled House where new taxes rarely advance.

Based on H.R. 3745 bill text