Sen. Elizabeth Warren, Democrat of Massachusetts and ranking member of the Senate Banking, Housing, and Urban Affairs Committee, speaks at a roundtable on housing affordability on January 7, 2026 in Washington.
Al Drago | Bloomberg | Getty Images
Congressional Democrats and President Donald Trump both want to limit the number of homes big corporations can own, but a new proposal from Sen. Elizabeth Warren, D-Mass., makes it clear the deal ends there.
In a bill released hours before President Trump’s State of the Union address, Warren, Sen. Jeff Merkley, D-Ore., and 16 other Senate Democrats propose eliminating some housing-related tax breaks for large corporations. The bill would prevent companies that own 50 or more rental homes from deducting home value depreciation and mortgage interest payments. Companies will also be prohibited from obtaining federally backed mortgage loans.
The bill would provide a temporary carve-out for companies that build new apartment buildings or rehabilitate properties that become uninhabitable.
The Trump administration is pushing forward with its own housing proposal. In a memo sent to MPs last week, the government proposed banning new home purchases by institutional investors who own 100 or more single-family homes. Trump’s proposal also includes some exceptions for companies that increase the number of single-family homes.
These dueling proposals come as legislation to promote housing supply and affordability is on the horizon. The House passed a bipartisan bill with broad support earlier this month, and the Senate pushed its own bipartisan bill last year. Both sides are working to finalize the proposal into a final package.
