Mortgage & Nonmortgage Loan Brokers NAICS 522310

Jan 22, 2026 - Trump Executive Order Targets Institutional Investment in Residential Real Estate

• Donald Trump issued an executive order in January 2026 aimed at barring large institutional investors from buying single-family homes, saying Wall Street ownership is a contributor to the housing affordability crisis. The move highlights deeper problems in the real estate market: high mortgage rates, weak home sales, and a shortage of affordable supply that has pushed home ownership out of reach for many buyers. While the order would limit federal support for investor-backed purchases and ban sales of federally owned homes to large investors, it leaves key questions unresolved, including how investors and single-family homes will be defined and how the policy would be enforced. Critics note that institutional investors own only about 2%-3% of homes, suggesting affordability pressures are driven more by limited supply than by investor demand. Economists warn that demand-boosting measures alone can’t fix a structurally undersupplied single-family home market.
• Amid high home prices and rising carrying costs, adjustable-rate mortgages (ARMs) are making a comeback as buyers seek lower payments. ARMs offer cheaper borrowing rates than 30-year fixed mortgages (averaging 5.4% for five- and seven-year ARMs versus 6.1% for fixed loans, per mortgage tech firm Optimal Blue) but carry the risk of higher payments after rates reset in three to ten years. The Mortgage Bankers Association says about 10% of applications in October were for ARMs, the highest amount since 2023. Also, builder surveys show roughly 14% of buyers opted for ARMs, betting on lower rates before resets. Modern ARMs are safer than those in 2004-2005 (which helped trigger the 2008 housing crisis when resets led to widespread foreclosures) thanks to tighter lending standards and caps on rate adjustments. The trend is fueled by affordability pressures and the expectation that the Federal Reserve will further cut interest rates.

• Investors are buying a larger share of single-family homes than normal this year, taking advantage of excess inventory amid high interest rates and tariffs, according to a report by property analytics company Cotality. In January 2025 investors bought a record high 32% of the available houses in the US. That fell to 29% by July, but it illustrates investors can get better deals than an individual home buyer. Cotality showed small investors - those with 10 or less properties - made up 14% of purchases so far this year, the highest share. Medium-sized investors (fewer than 100 properties) made up 10%, while large investors made up 5%. Smaller investors can be more flexible and don’t necessarily have to earn as much profit as a large investor would. Smaller investors are also taking advantage of “must sell” situations and high interest rates to lure in more renters and earn ongoing income.
• A federal judge overruled a policy from the Consumer Finance Protection Bureau (CFPB) that barred medical debt from being included on people’s credit reports. The rule went into effect in January 2025 just before President Biden left office and would have cut about $50 billion in medical bills from credit reports of about 15 million Americans. It was also expected to boost the credit score of people carrying medical debt by 20 points and increase approval of mortgage loans by an average of about 22,000 per year. The CFPB maintained that medical debt is not a good indicator of a person’s ability to pay their bills since medical debt often includes mistakes and including them can artificially affect credit scores. One in five Americans have at least one medical debt on their credit reports, per the CFPB.