21st Century ROAD to Housing Act: What’s Next for US Housing Market

The 21st Century ROAD to Housing Act is set to become law without President Trump's signature, aiming to boost affordable housing supply across the US.

The 21st Century ROAD to Housing Act, a bipartisan effort to tackle America’s housing affordability crisis, is on the verge of becoming law without President Donald Trump’s signature. This landmark legislation, which aims to increase the supply of affordable homes nationwide, has garnered overwhelming support from both the House and Senate, despite Trump’s initial refusal to sign it.

With the constitutional deadline looming, the bill is set to become law around July 10, 2026, unless Trump vetoes it. This development comes amid growing public concern over housing costs, with recent surveys indicating strong support for policies that make homeownership more affordable.

The Path to Legislation

The 21st Century ROAD to Housing Act represents a rare moment of bipartisan cooperation in a deeply divided Congress. Passed by both the House and Senate with significant majorities in June 2026, the bill aims to accelerate new construction and cut delays in the building process.

It also targets large institutional investors by limiting the number of single-family homes they can own.

President Trump’s refusal to sign the bill has sparked controversy, as he has vowed not to sign any legislation until the SAVE America Act, which focuses on voting laws, is passed. However, the SAVE America Act faces an uphill battle in Congress, lacking sufficient votes to pass both chambers.

Expert Perspectives on the Bill’s Impact

Experts have mixed opinions about the bill’s potential impact on the US housing market. Edward Pinto, co-director of the American Enterprise Institute Housing Center, argues that the bill is unlikely to significantly ease the country’s housing crisis due to its limited scope. He emphasizes that the bill does not address core issues like restrictive local zoning.

Jeanna Kenney, a professor of economics and real estate at Villanova School of Business, acknowledges the bill’s intentions but notes that much of zoning and housing regulation is dictated at the state and local level. “There is not much the federal government can do to directly change local development processes,” Kenney said. She suggests that the bill serves more as a nudge from Washington to state and local authorities to implement significant changes.

Public Support and Political Implications

Public support for the bill is strong, with a Housing Narrative Lab/Voss Research national survey finding that 78 percent of respondents support policies that increase the supply of affordable housing. Similarly, Redfin’s recent national housing sentiment survey found that 77 percent of Americans believe governments should pursue policies that make homeownership more affordable.

Trump’s refusal to sign the bill has drawn criticism, with his approval rating on housing declining. Gallup’s “Most Important Problem” survey found that 15 percent of Americans identified the high cost of living as the nation’s biggest problem, while only 2 percent named elections or democracy as the country’s most pressing issue.

The Future of the Housing Market

The 21st Century ROAD to Housing Act includes provisions to streamline federal permitting requirements, authorize new grant programs for cities to construct affordable housing, and encourage more affordable manufactured and modular housing. However, experts caution that the bill is unlikely to deliver an immediate solution to America’s housing problems.

“In my opinion, the bill is not designed in a way that it would have immediate impact on local house prices,” Kenney said. “A delay would likely just make long-term improvements take a little longer.” She emphasizes that a huge piece of the affordability puzzle is in the hands of states and local jurisdictions.

As the bill becomes law, the focus will shift to how state and local authorities respond to its provisions. Time will tell if and which localities react to the bill and to what extent. The bill represents an important bipartisan acknowledgment that supply has lagged and that action and coordination across all levels of government are required to see measurable improvement.