BusinessJun 24, 2026
Why Homebuilder Stocks Surged Even As Trump Blocked the Housing Bill
Legislative Policy
Rhea Lobo
Discover
Homebuilder stocks surged after Congress passed the most ambitious housing legislation since the 1980s. When Trump later canceled the signing ceremony, the gains held anyway. The reaction may seem odd, but the market's response suggests investors see a much bigger housing tailwind at work.
The 21st Century ROAD to Housing Act passed the Senate 85-5 and the House 358-32, a level of bipartisan support that's rare in today's Congress. It contains more than 50 provisions targeting housing supply and affordability.
Key measures include speeding up federal environmental reviews for housing projects, removing restrictions on manufactured homes, and capping how many single-family homes private equity firms can purchase. It also ties cities' federal funding to their housing production levels.
The bill carries no new spending, which made it easier to pass. Sen. Elizabeth Warren, who co-led the legislation with Sen. Tim Scott, noted that many costly regulations cost the federal government nothing to reform. Eliminating the metal-frame chassis requirement for manufactured homes could save up to $10K per unit.
Despite the stock rally, homebuilders themselves are largely unenthusiastic about the bill's real-world impact.
The legislation doesn't touch local zoning rules or building codes, which are the primary barriers to new construction in most US markets. Congress simply doesn't have the authority to change those local regulations.
"This is like ordering an appetizer. It's not going to fill you up; it's not going to be a complete meal."
Aaron Pechota, NRP Group
Builders have watched previous reform efforts stall at the state and local level. They're worried this one will too. Ed Brady, president of the Home Builders Institute, said all of the bill's provisions still have to be administered locally, and it's unclear how quickly they'll filter down.
An hour before the scheduled Capitol Hill signing, Trump posted on Truth Social canceling the event. His stated reason: Congress hasn't passed the SAVE America Act, a voter-ID bill that imposes nationwide identification requirements for elections. That bill passed the House in February but lacks the 60 votes in the Senate needed to overcome a filibuster.
Trump has a 10-day window to sign or veto the housing bill. That gives Congress very little time to also pass the SAVE America Act, which Democrats universally oppose.
Speaker Mike Johnson said the only realistic path for the voter-ID bill is through budget reconciliation, a process that bypasses the filibuster but is typically limited to spending and budgetary matters.
Whether an election bill qualifies under those rules is itself an open question. This is the second time in a week Trump has blocked a Republican congressional priority over the SAVE America Act demand.
Even if Trump eventually signs the bill, the broader housing market faces headwinds the legislation can't address.
Mortgage rates rose back to 6.66% on Monday after a brief dip tied to ceasefire talks. Consumer prices were up 4.2% in May, a three-year high. The Federal Reserve signaled further rate increases are possible.
The Mortgage Bankers Association and the National Association of Realtors both forecast mortgage rates will average 6.5% for the full year. The typical monthly payment for a median-priced home with a 20% down payment hit $2,647 in mid-June, the highest level in about a year.
The homebuilder stock rally on Wednesday likely reflects the bill's passage through Congress more than any certainty about Trump's signature.
Companies like D.R. Horton, the largest US homebuilder, stand to benefit from reduced regulatory friction if the bill becomes law. KB Home led the sector with a 17% single-day gain, though the company also reported strong earnings the prior evening. The market is pricing in potential, not a done deal.
