The Housing Bill That Could Change Real Estate Investing Forever (350-Home Rule Explained)

Update: The 21st Century ROAD to Housing Act became law on July 11, 2026, after President Trump neither signed nor vetoed the bill within the constitutional deadline.

In this episode, Nathan sits down with Troy Silfies, VP of Tax at Hall CPA, to discuss the new 21st Century Housing Bill and what it could mean for investors, builders, landlords, lenders, and prospective homebuyers.

Together, they examine the proposed 350-home threshold for large institutional investors, the bill's key exceptions, build-to-rent developments, rent-to-own programs, manufactured housing, and other provisions that could influence housing supply and real estate investment.

If you invest in real estate, this conversation will help you understand what's changing, what could happen next, and how the legislation may affect the market.

Request a free discovery meeting: go.therealestatecpa.com/mlre

Register for FREE access to the 2026 Hall CPA Tax Strategy Summit: www.taxandlegalsummit.com/2026signup

Join the Hall CPA Team: www.therealestatecpa.com/careers/

Get the Ultimate Guide for Real Estate Syndications: go.therealestatecpa.com/mlreultimateguide

Submit your questions to: go.therealestatecpa.com/question

00:00 Introduction
00:34 What Is the 21st Century Housing Bill?
01:09 How the Bill Started & Why It Matters
05:38 More Than Just Institutional Investor Limits
07:25 Hall CPA Summit (Sponsor Message)
08:24 The 350-Home Rule Explained
10:03 What Counts as a Single-Family Home?
12:04 Existing Owners, 180-Day Delay & Grandfathering
14:24 Exception #1: New Construction & Renovation for Sale
17:31 Exception #2: Build-to-Rent Projects
17:59 Exception #3: Renovate-to-Rent Programs
20:44 Exception #4: Rent-to-Own Programs
23:20 Exception #5: Homeownership Support Programs
27:17 Exceptions for Foreclosures & Lenders
29:20 Buying From Other Investors
30:49 Documentation Requirements
31:22 Will the Bill Actually Help Housing?
32:23 55+ Communities Exception
34:02 Reporting Requirements & Penalties
38:40 Seven-Year Holding Rule Removed
40:08 Other Key Provisions: Veterans, Manufactured Housing & Opportunity Zones
42:17 Final Takeaways

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