A Republican bill with 1 Democratic cosponsor · See the cosponsor
Last activity — Referred to the House Committee on Ways and Means.
In committee
Introduced and handed to a committee in the chamber it started in.
The committee holds it, and most bills are never heard from again. A hearing or a committee vote would be news; silence is the usual outcome, and it kills the bill without anyone voting against it.
Its path through Congress
- Introduced
- In Committee
What this bill would do
This bill is called the American Home Mobility Act. It proposes a change to the Internal Revenue Code of 1986. The main goal is to allow people to exchange certain residential real property without recognizing a gain or a loss. To qualify, the property must have been owned and used by the taxpayer as their principal residence for the 30-year period ending on the date of the exchange. Additionally, the property must be exchanged solely for real property of like-kind that will be held for use as the taxpayer's principal residence. These proposed changes would apply to exchanges completed after December 31, 2026.
Yes· 3 of 6
- Scored +5
Would people over 65 be better off under this?
Seniors who have owned their principal residence for 30 years are uniquely positioned to benefit from the tax-free like-kind exchange provision.
- Scored +5
Does this cut the tax on profits from selling investments?
The bill permits the nonrecognition of capital gains on qualifying exchanges of principal residential real property.
- Scored +4
Does this cut taxes for middle-income families?
The bill allows for the nonrecognition of gain or loss on like-kind exchanges of principal residences held for 30 years, providing a tax deferral benefit to qualifying homeowners.
The opposite
- Scored -2
Does this make housing cost less?
The strict 30-year residency requirement limits the practical accessibility of the tax benefit for most everyday homeowners.
Who it would affect, and how
Potential Positive Impacts for People
- Section 2(a) allows for the nonrecognition of gain or loss on the exchange of real property if the taxpayer has owned and used it as their principal residence during the 30-year period ending on the date of the exchange, and it is exchanged solely for like-kind real property to be held as a principal residence. This could benefit long-term homeowners by giving them a tax break when swapping their home for a new principal residence.
Potential Negative Impacts for People
- Section 2(a) requires that a property must be owned and used by the taxpayer as their principal residence for a 30-year period ending on the date of the exchange to qualify for the nonrecognition of gain or loss. This high time threshold could be a negative burden or exclude many everyday people who have not lived in their homes for 30 straight years.
Groups and Interests Ranking
Every group the model scored this bill for, from -10 to +10. Tap or hover a score for the reason it gave.
- Demographic And Interest Groups
- Would people over 65 be better off under this? — Seniors who have owned their principal residence for 30 years are uniquely positioned to benefit from the tax-free like-kind exchange provision. Would high-income households be better off under this? — High-income homeowners with long-term primary residences may also benefit from the deferred capital gains on real property exchanges. Would middle-income households be better off under this? — Middle-class homeowners who meet the rigorous 30-year ownership threshold can benefit from tax savings when exchanging homes.
- Economy And Finance
- Does this cut the tax on profits from selling investments? — The bill permits the nonrecognition of capital gains on qualifying exchanges of principal residential real property. Does this cut taxes for middle-income families? — The bill allows for the nonrecognition of gain or loss on like-kind exchanges of principal residences held for 30 years, providing a tax deferral benefit to qualifying homeowners. Is this likely to grow the economy? — By facilitating like-kind exchanges of long-held residential real property, the bill may encourage mobility in the housing market.
- Social Issues And Justice
- Does this make housing cost less? — The strict 30-year residency requirement limits the practical accessibility of the tax benefit for most everyday homeowners.
- 10/22/2026
- Referred to the House Committee on Ways and Means.
- 1 Cosponsor added.
- Introduced in House
Josh GottheimerDemocrat · New Jersey