House Passes Bipartisan Housing Bill Targeting Corporate Homebuyers TT
The House delivered a massive bipartisan victory Wednesday, passing a housing bill designed to expand homeownership, lower costs, and limit institutional investors from snapping up single-family homes.
The amended 21st Century ROAD to Housing Act passed by a commanding 396-13 vote, sending the legislation to the Senate and giving Republicans a potential cost-of-living win heading into the midterm elections.
House leaders framed the bill as a direct response to the housing affordability crisis squeezing millions of Americans.
Speaker Mike Johnson argued the stakes could not be clearer.
“Increased housing costs and lack of quality supply are two issues that impact nearly every American family,” Johnson said.
He called the legislation a “strong bipartisan package that will put more American families into homes.”
House Majority Leader Steve Scalise made a similar argument.
“This is something that every American in this country is going to be happy to see, to have lower housing costs,” Scalise said.
At the center of the legislation is a provision aimed at institutional investors.
The House version preserves a ban on large corporate investors buying newly built single-family homes, a priority backed by the Trump administration.
House Financial Services Committee Chairman French Hill said the bill directly aligns with President Donald Trump’s housing agenda.
“This bill prioritizes American families by expanding homeownership, enhancing affordability, reducing burdensome regulations that drive up costs, and increasing housing supply nationwide,” Hill said.
“Importantly, it delivers on President Trump’s call to limit institutional investors from competing with the American people as they seek to purchase a home.”
A White House official confirmed support.
“The White House supports the House’s housing bill thanks to the changes that were made,” the official said.
The House, however, rejected a tougher Senate-backed provision that would have forced large institutional landlords already holding single-family rental homes to sell them off within seven years.
That proposal had support from progressives, including Sen. Elizabeth Warren, but House lawmakers opted for a narrower approach that targets future purchases without forcing divestitures that could disrupt renters.
Polling suggests the political move may be popular.
A recent survey found seven in ten voters support banning major investors owning more than 350 homes from buying additional residential properties.
Despite the overwhelming margin, conservative opposition did emerge.
The 13 Republican “no” votes came largely from Freedom Caucus-aligned members objecting not to the housing provisions, but to language dealing with central bank digital currencies.
Rep. Warren Davidson explained his opposition in stark terms.
“A temporary ban is the worst of both worlds: political cover today, a clear runway tomorrow,” Davidson wrote.
“Make it permanent, or take it out.”
The provision temporarily blocks a government-backed digital currency through 2030, but some conservatives fear that simply delays rather than prevents future implementation.
Now the bill moves to the Senate, where its path becomes more uncertain.
Because the House amended the Senate’s earlier version instead of passing it unchanged, lawmakers in the upper chamber must now decide whether to accept the changes, negotiate further or stall the package entirely.
The biggest flashpoint could be the removal of the forced-sale requirement for institutional landlords.
The bill also faces the Senate’s 60-vote threshold, always a major obstacle.
Still, the lopsided House vote gives the legislation strong momentum.
For Republicans, the politics are straightforward.
Housing affordability remains a top concern for voters dealing with high mortgage rates, tight inventory and growing competition from deep-pocketed corporate buyers, Fox News reported.
For Democrats, opposing a bill aimed at limiting investor competition in the housing market could also carry political risk.
Whether the Senate quickly advances the legislation or lets it bog down in procedural fights could determine whether Congress delivers a tangible housing win before voters head to the polls.
This article may contain commentary which reflects the author's opinion.
⚠️ TRUMP JUST TOOK A BOMBSHELL HIT — SHOCKING RESIGNATION NOBODY SAW COMING!
🚨 PENTAGON SHAKE-UP — TOP U.S. GENERAL CHRISTOPHER DONAHUE LEAVES EUROPE & NATO COMMANDS!
Gen. Christopher Donahue, one of the U.S. Army's most experienced combat commanders and the officer widely remembered as the last American service member to leave Afghanistan in 2021, has relinquished his senior commands in Europe as he moves toward retirement during a broader reshaping of the Pentagon's top ranks under Defense Secretary Pete Hegseth.
Donahue stepped down as commanding general of U.S. Army Europe and Africa on July 2 after roughly 18 months in the position. The Army placed his deputy, Maj. Gen. Christopher R. Norrie, in charge on an acting basis while the administration considers a permanent successor who would require presidential nomination and Senate confirmation.
Donahue also held a second, NATO role as commander of Allied Land Command in Izmir, Türkiye. The Army said he would relinquish that command on July 9, meaning both of the senior positions he had held since December 2024 are now behind him.
That timing matters because some reports have described Donahue as merely preparing to leave. By August, however, his departure from the two operational commands had already occurred. What remains less clear publicly is the precise effective date of his retirement from active Army service.
Hegseth Requested the Retirement, According to Reporting
The Army's public statement thanked Donahue for his leadership but did not provide a detailed reason for his departure. Fox News reported that Donahue submitted retirement paperwork at Hegseth's request. The Associated Press likewise described the move as an unexpected departure that came as the Pentagon was reducing the number of senior officers.
Because the Defense Department has not publicly released a personnel order explaining the decision in detail, the claim that Hegseth personally requested the retirement should be attributed to reporting rather than presented as part of the Army's formal explanation.
Donahue's exit is part of a much larger turnover among the military's senior leadership. Hegseth has repeatedly argued that the armed forces should reduce the number of generals and admirals and redirect attention and resources toward operational forces and enlisted personnel. The administration has summarized that approach with the phrase 'less generals, more GIs.'
Supporters of the restructuring argue that a leaner senior command structure can reduce bureaucracy and sharpen accountability. Critics, including some former defense officials and lawmakers, have questioned whether the rapid removal or early departure of highly experienced officers risks weakening continuity at a time of major security challenges in Europe, the Middle East and the Indo-Pacific.
A High-Profile Combat Career
Donahue graduated from the U.S. Military Academy at West Point and spent much of his career in special operations. He served in elite units and held command roles during operations in Iraq and Afghanistan before taking command of the 82nd Airborne Division in July 2020.
His most widely recognized public moment came during the final U.S. withdrawal from Afghanistan in August 2021. Donahue was brought to Kabul as the 82nd Airborne Division helped secure Hamid Karzai International Airport during the emergency evacuation that followed the collapse of the Afghan government and the Taliban's return to power.
On Aug. 30, 2021, a night-vision image showed Donahue boarding the final U.S. C-17 to depart Kabul. The photograph became one of the defining images of the end of America's nearly 20-year war in Afghanistan.
The evacuation airlift moved more than 120,000 people out of Afghanistan in a matter of weeks. Donahue's role in the airport operation received praise from officials in both parties even as the wider withdrawal drew intense criticism over planning, the collapse of the Afghan government and the deadly security conditions surrounding the airport.
The distinction is particularly important when discussing the Aug. 26, 2021, ISIS-K suicide bombing at Abbey Gate. The attack killed 13 U.S. service members and scores of Afghan civilians. Marines were responsible for security at Abbey Gate, rather than soldiers under Donahue's direct tactical control at that location. That does not remove the incident from the broader evacuation he helped oversee, but it avoids incorrectly assigning him direct responsibility for the gate's security.
Afghanistan Review Adds Political Context
President Donald Trump and Hegseth have continued to criticize the Biden administration's handling of the Afghanistan withdrawal. In May 2026, Hegseth ordered another Pentagon review of the evacuation and withdrawal despite earlier examinations by the Defense Department, U.S. Central Command, the State Department and congressional committees.
There is no public evidence establishing that Donahue was removed because of misconduct during the Afghanistan operation. Existing reporting instead places his departure within the administration's broader effort to reshape senior military leadership, while also noting that Afghanistan remains an important political and institutional backdrop.
For that reason, it would be misleading to state as fact that Donahue was forced out specifically as punishment for the 2021 withdrawal unless the Pentagon or other authoritative evidence establishes that connection.
Donahue Became a Central Figure in U.S. and NATO Planning in Europe
After Afghanistan, Donahue's career continued to rise. He later commanded XVIII Airborne Corps and became deeply involved in U.S. military activity in Europe following Russia's full-scale invasion of Ukraine in February 2022.
He assumed command of U.S. Army Europe and Africa and NATO Allied Land Command in December 2024, receiving his fourth star in connection with the assignment. Those dual roles made him one of the most influential American land-force commanders in Europe.
During his tenure, Donahue focused heavily on integrating U.S. and allied land forces, improving readiness along NATO's eastern flank and adapting conventional formations to a battlefield increasingly shaped by drones, electronic warfare and rapid data sharing.
The Army credited Donahue with helping develop and scale the Eastern Flank Deterrence Initiative, a concept intended to connect U.S. and allied forces more closely with NATO's regional defense plans. The initiative emphasizes a digital operating picture, faster decision-making and the integration of manned and unmanned systems.
Officials and military observers also highlighted Donahue's experience with the lessons emerging from the war in Ukraine. Reporting described him as one of the Army's most knowledgeable senior leaders on drone warfare and on the changing character of large-scale land combat.
Norrie Takes Over as Acting Commander
Maj. Gen. Christopher Norrie is now serving as acting commanding general of U.S. Army Europe and Africa. The Army says he will remain in that role until a permanent successor is nominated by the president and confirmed by the Senate.
Norrie is an armor officer with previous command experience in Europe and at major Army training formations. His temporary appointment provides continuity while the administration decides whether the U.S. Army Europe and Africa position will remain structured as a four-star command.
That question has not been definitively resolved in public. The Associated Press reported that Army officials were discussing whether to downgrade the command from a four-star billet to a three-star billet. Such a move would fit the Pentagon's effort to reduce the number of senior general and flag officers, but discussion of a change should not be reported as a final decision unless the department formally announces it.
The Departure Comes During a Wider Review of U.S. Forces in Europe
Donahue's exit also coincides with a broader reassessment of the American military posture in Europe. Hegseth announced a six-month Pentagon review intended to examine U.S. deployments and push NATO allies toward assuming greater responsibility for the continent's conventional defense.
The review reflects one of the Trump administration's central arguments about NATO: European members should spend more on defense and provide more of the forces required for their own security, while the United States retains the ability to respond to major threats without carrying as much of the routine burden.
That policy debate gives Donahue's departure significance beyond the career of a single officer. U.S. Army Europe and Africa is a key operational headquarters for American land forces across two continents, and its future rank structure, staffing and mission could affect how Washington organizes deterrence against Russia and supports allied forces.
Four-Star Retirement Rules Are More Complicated Than a Simple Benefits Question
Another point requiring care involves Donahue's retirement grade. Federal law generally requires commissioned officers to serve at least three years in a grade above captain before voluntarily retiring in that grade. The defense secretary may reduce that requirement to no less than two years in certain cases, while the president may waive the service-in-grade requirement in an individual case involving extreme hardship or exceptional or unusual circumstances.
Donahue became a four-star general in December 2024. If he retires from active service before satisfying the applicable service-in-grade requirement and seeks to retire in the grade of general, additional statutory action would therefore be required. The law also requires the secretary of defense to certify that an officer retiring as a three- or four-star officer served satisfactorily in that grade.
It is more accurate to describe this as an issue involving eligibility to retire in the four-star grade, rather than simply saying Donahue needs a presidential waiver to receive 'full four-star benefits.' His eventual retired grade and retired pay depend on the statutory process and any reduction or waiver that may be approved.
What Is Confirmed and What Remains Unclear
Several facts are established. Donahue relinquished U.S. Army Europe and Africa on July 2 after approximately 18 months in command. Norrie is serving as acting commander. Donahue also relinquished NATO Allied Land Command on July 9. He submitted retirement paperwork amid Hegseth's wider campaign to reduce senior military leadership, according to multiple reports.
It is also clear that Donahue leaves behind an unusually prominent military record, spanning special operations, Iraq and Afghanistan, command of the 82nd Airborne Division, the Kabul evacuation and senior responsibility for U.S. and NATO land forces in Europe.
What has not been publicly established is a detailed official explanation for why Hegseth wanted Donahue to leave, whether Afghanistan was a direct factor in the decision, exactly when Donahue's retirement from active service becomes effective, or whether the U.S. Army Europe and Africa commander billet will ultimately be reduced from four stars to three.
Those unanswered questions are likely to keep the departure under scrutiny. Donahue was widely regarded inside the Army as a potential candidate for even higher command, including possible future service as chairman of the Joint Chiefs of Staff. His early exit therefore represents not just another personnel change, but a visible example of how rapidly the Pentagon's senior leadership structure is being remade under the current administration.
