The Senate has overwhelmingly approved what supporters are calling the most significant housing legislation in a generation, sending a bipartisan bill one step closer to President Donald Trump’s desk as lawmakers scramble to address a housing affordability crisis that has pushed homeownership further out of reach for millions of Americans.
The 21st Century ROAD to Housing Act passed Monday by an 85-5 vote after months of negotiations between the House and Senate. While the House must still approve several Senate modifications before the measure can be sent to the president, the bill’s broad bipartisan support suggests its path forward is favorable.
The legislation arrives at a time when housing affordability has become one of the country’s most pressing economic challenges. According to the National Association of Realtors, the median age of first-time homebuyers reached a record 40 years old in late 2025, while the share of first-time buyers fell to just 21 percent.
Those numbers have fueled growing frustration among younger Americans who increasingly find themselves priced out of the housing market.
Lawmakers from both parties argue the bill attacks the problem from multiple angles. Among its major provisions are efforts to streamline environmental reviews, reduce regulatory barriers that slow construction, modernize zoning policies, expand financing options for housing development, and increase investment in affordable housing programs.
🚨🚨 @SenJohnKennedy on the housing bill just now:
“This bill is better than sex.” 😂😂@DailyCaller
— Nicole Silverio (@NicoleMSilverio) June 22, 2026
The legislation also seeks to limit the influence of large institutional investors in the single-family housing market, a topic that has gained significant political attention in recent years.
President Trump has repeatedly criticized corporations that purchase large numbers of homes that might otherwise be available to families. Shortly after returning to office, he signed an executive order aimed at restricting institutional investors from dominating segments of the housing market.
“People live in homes, not corporations,” Trump said when announcing the policy.
The new legislation incorporates provisions designed to reinforce those efforts while expanding housing supply nationwide.
Supporters argue that increasing supply is essential if prices are ever going to become more manageable. The bill raises loan limits for multifamily housing programs, updates federal affordable housing initiatives, and allows communities greater flexibility in using certain federal development funds for new housing construction.
Senate Banking Committee Chairman Tim Scott described the legislation as a personal priority, pointing to his own family’s experiences with housing challenges.
“2026 is the Year of Affordability,” Scott said. “This bill is the result of years of work to lower costs, expand housing supply, cut red tape, protect taxpayers, and help more Americans achieve the dream of homeownership.”
Meanwhile, Louisiana Sen. John Kennedy offered perhaps the most memorable endorsement of the legislation, telling reporters that the bill “is better than sex.”
Democrats were equally enthusiastic.
Sen. Elizabeth Warren said the measure could represent the largest housing package approved by Congress in more than three decades. House Financial Services Committee ranking member Maxine Waters called it an important step forward, even while emphasizing that additional reforms remain necessary.
Outside Washington, the bill has attracted support from the homebuilding industry.
The National Association of Home Builders praised the legislation as a “historic housing package” and urged Congress to complete the process quickly.
Not everyone is convinced.
A small group of Republicans continues to oppose the measure, arguing that portions of the legislation grant too much authority to federal agencies and could interfere with local zoning decisions.
🚨 NEW: @SenatorTimScott, @SenWarren, @RepFrenchHill, and @RepMaxineWaters released updated 21st Century ROAD to Housing Act text.
This legislation will:
✂️ Cut red tape
🔓 Unlock supply
📉 Lower costs
🛡️ Protect taxpayers
🏘️ Preserve local controlhttps://t.co/VgkoVEh5pj— U.S. Senate Banking Committee GOP (@BankingGOP) June 16, 2026
Sen. Ted Cruz has been among the most vocal critics. While supporting efforts to prevent large corporations from purchasing single-family homes, he warned that some provisions could discourage the construction of new rental housing and allow federal officials to exert greater influence over local land-use policies.
“Washington bureaucrats should not dictate zoning decisions for local communities,” Cruz argued.
Utah Sen. Mike Lee raised similar concerns, saying the bill expands federal housing programs and increases federal involvement in matters traditionally handled at the local level.
Those objections were not enough to stop the legislation’s momentum.
The overwhelming Senate vote reflects broad agreement that housing affordability has become a national problem demanding action. Yet even supporters acknowledge that the bill does not solve every challenge facing the housing market.
Construction labor shortages remain severe. Industry estimates suggest hundreds of thousands of additional workers will be needed over the next two years to meet demand. Meanwhile, construction material costs continue to climb, with prices rising nearly 10 percent over the past year.
Those realities mean that even if the legislation becomes law, Americans are unlikely to see immediate relief.
