2026年2月26日 / 美国东部时间凌晨5:00 / 哥伦比亚广播公司新闻
由共和党参议员乔希·霍利（Josh Hawley）和民主党参议员杰夫·默克利（Jeff Merkley）组成的两党小组正在联手推动一项立法，该立法将禁止大型投资公司抢购独栋住宅。他们表示，此举旨在解决美国住房负担能力危机。
该法案定于周四（注：特朗普国情咨文演讲两天后）正式提出。尽管默克利与十多位民主党议员本周早些时候已针对同一主题提出另一项法案，但这将是特朗普演讲后首个新的相关立法提案。
这项被称为《美国家庭住房法案》（Homes for American Families Act）的立法，将修订1890年具有里程碑意义的《谢尔曼反托拉斯法》，规定资产超过1.5亿美元的投资基金不得购买独栋住宅、公寓或联排别墅。该法案不适用于建造待售房屋的建筑商。
司法部反垄断部门将负责执行这项法律，该部门负责提起民事诉讼以制止所谓的反竞争行为。
“家庭应该能够在不与大型投资公司竞争的情况下购买自己的住房并实现美国梦，而这些投资公司会不可逆转地推高房价，”密苏里州共和党议员霍利在一份声明中表示，”这就是为什么我要推动立法，一劳永逸地禁止华尔街收购独栋住宅。”
俄勒冈州民主党议员默克利在声明中表示：”随着企业投资者在全国范围内涌入住房市场，我们需要采取行动保护努力实现拥有住房梦想的美国劳动者。现在有了两党支持，我们有了动力来最终打击那些吞噬美国家庭住房的亿万富翁企业。”
两党推动这项法案之际，美国人正面临高昂的住房成本，许多家庭难以负担购房。美联储数据显示，购房者需要比普通工人收入高出43%才能负担一套典型住房。哥伦比亚广播公司新闻本月早些时候的民调显示，83%的美国人认为现在买房比上几代人更困难。
城市研究所2023年的分析发现，大型机构投资者拥有全美3.8%的独栋租赁住宅。但在一些地区，他们的份额更为显著。城市研究所的数据显示，在亚特兰大地区，大型投资者拥有超过28%的独栋租赁住宅，夏洛特地区这一比例约为20%。
许多专家认为，住房负担能力问题主要由全国范围内的住房短缺驱动。2008年金融危机前新房建设大幅下滑，且从未完全恢复。高盛去年估计，美国需要在正常建设速度之上再建造400万套新房才能解决住房短缺问题。
但两党成员都认为，当资金雄厚的投资者决定购房时，会使普通潜在购房者的竞争变得异常困难。
特朗普总统上月签署了一项行政命令，指示联邦机构避免批准、担保或促成大多数独栋住宅向大型机构投资者的销售。
在本周的国情咨文演讲中，总统呼吁议员们将这一行动永久化。他提到了一位名叫雷索尔·威金斯（Raysall Wiggins）的两个孩子的母亲，称她”竞标了20套房子，却全部输给了大型投资公司”，这些公司”用现金全额支付，将房屋改造成租赁房，偷走了她的美国梦”。
周二，默克利与马萨诸塞州民主党参议员伊丽莎白·沃伦（Elizabeth Warren）提出了类似的立法，该法案将禁止拥有50套或更多房屋的业主就这些房产的折旧和抵押贷款利息获得税收减免。
Bipartisan bill aims to block big investors from buying single-family homes
February 26, 2026 / 5:00 AM EST / CBS News
A bipartisan duo — Republican Sen. Josh Hawley and Democratic Sen. Jeff Merkley — is teaming up on legislation that would ban large investment firms from snapping up single-family homes, a measure they say is aimed at the country’s housing affordability crunch.
The bill is set to be introduced on Thursday, two days after President Trump urged lawmakers in his State of the Union address to put limits on institutional investors buying houses. It will be the first new piece of proposed legislation on the issue since Mr. Trump’s speech, though Merkley and over a dozen Democrats introduced a different bill on the same topic earlier this week.
The legislation, known as the Homes for American Families Act, would amend the landmark Sherman Antitrust Act of 1890 to make it illegal for investment funds with over $150 million in assets to buy single-family homes, condominiums or townhouses. It doesn’t apply to homebuilders that are constructing units for sale.
It would also task the Justice Department’s antitrust division, which brings civil suits to quash alleged anticompetitive practices, with enforcing the law.
“Families deserve to be able to buy their own homes and achieve the American dream without competing with big investment companies that irrevocably drive up housing prices,” Hawley, a Missouri Republican, said in a statement. “That’s why I am introducing legislation to ban Wall Street from buying single family homes once and for all.”
Merkley, an Oregon Democrat, said in a statement: “As corporate investors invade the housing market nationwide, we need action to protect hardworking Americans achieving the dream of homeownership. Now with bipartisan support, we have wind in our sails to finally crack down on billionaire corporations gobbling up American homes.”
The bipartisan push comes as Americans struggle with high housing costs that have put homeownership out of reach for many families. Federal Reserve data shows that homebuyers need to earn 43% more than the median worker to be able to afford a typical home, and a CBS News poll from earlier this month found that 83% of Americans say it’s harder to buy a house than it was in previous generations.
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Large institutional investors own 3.8% of all single-family rental homes nationwide, the Urban Institute found in a 2023 analysis. But in some parts of the country, their share is much more significant. Large investors own more than 28% of single-family rentals in the Atlanta area and about 20% in the Charlotte area, the Urban Institute found.
Many experts believe the affordability problem is driven primarily by a nationwide shortage of housing, with construction of new homes collapsing ahead of the 2008 financial crisis and never fully recovering. Goldman Sachs last year estimated that the U.S. would need to build as many as four million new homes beyond the normal pace of construction to address the shortage.
But members of both parties have argued that when deep-pocketed investors decide to buy homes, it makes it extremely difficult for normal would-be homeowners to compete.
Mr. Trump signed an executive order last month directing federal agencies to avoid approving, guaranteeing or facilitating the sale of most single-family homes to large institutional investors.
In his State of the Union address this week, the president called on lawmakers to make that action permanent. He introduced a mother of two named Raysall Wiggins who he said “placed bids on 20 homes and lost all of those bids to gigantic investment firms” that “paid all cash and turned those houses into rentals, stealing away her American dream.”
On Tuesday, Merkley and Democratic Sen. Elizabeth Warren of Massachusetts introduced similar legislation that would prevent owners with 50 or more homes from getting tax deductions for depreciation and mortgage interest on those properties.
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