Research on records, policy, and the single-family market.
What the ROAD to Housing Act actually says, how the buy side works, and how to think about a portfolio exit. Sources cited inline.
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UPDATED AUG 2026
Everything to Know About the 21st Century ROAD to Housing Act: An Investor's Guide
Truehold Research · August 2026 · 8 min read
What Mom-and-Pop Investors Need to Know About the ROAD Act
Truehold Research · August 2026 · 7 min read
Your Portfolio's Buyer Pool Just Changed: the January 2029 Deadline and Exit Values
Truehold Research · August 2026 · 7 min readAll research
09 ARTICLESEverything to Know About the 21st Century ROAD to Housing Act: An Investor's Guide
On July 11, 2026, the most consequential federal housing law in a generation became law without a presidential signature. The 21st Century ROAD to Housing Act cleared the Senate 85 to 5 and the House 358 to 32. Margins like that tell you where the politics…
Truehold Research · August 2026 · 8 min readWhat Mom-and-Pop Investors Need to Know About the ROAD Act
The 21st Century ROAD to Housing Act was written to restrict the largest landlords in the country. If you own a rental house, a duplex, or a few dozen doors, the law does not regulate you. You will not file anything, report anything, or change anything…
Truehold Research · August 2026 · 7 min readYour Portfolio's Buyer Pool Just Changed: the January 2029 Deadline and Exit Values
If you own fewer than 350 single-family rentals, the 21st Century ROAD to Housing Act never restricts what you can buy, sell, or hold. What it restricts is who can buy from you, and it does so on a published schedule. Covered institutional investors may…
Truehold Research · August 2026 · 7 min read
Bulk Sale or One at a Time: How to Sell a Rental Portfolio
If you have decided to sell your rentals, you have two basic paths. Sell the portfolio in one transaction to a single buyer, or sell the houses one at a time on the open market. We sit on the buy side of these transactions, so you should read what follows…
Truehold Research · August 2026 · 7 min read
The Due Diligence Checklist Institutional Buyers Actually Use
The number in a letter of intent is not a price. It is an estimate of what your portfolio is worth if everything you have represented turns out to be true. Due diligence is the process of checking, and every discrepancy it finds becomes a proposed price…
Truehold Research · August 2026 · 7 min read
Twelve Signals It Is Time to Sell: a Decision Framework for Tired Landlords
Most landlords we talk to did not decide to keep their rentals. They just never decided to sell. The properties arrived through an inheritance, a move, a plan made twenty years ago by a younger person with more patience, and they stayed because staying…
Truehold Research · August 2026 · 7 min read
Are You a Covered Investor? How the 350-Home Threshold and Aggregation Actually Work
If you operate somewhere in the low hundreds of single-family rentals, the most consequential question the ROAD Act asks you is one sentence long: are you a "large institutional investor" under the statute? Everything else, the purchase ban, the reporting,…
Truehold Research · August 2026 · 7 min read
How Institutional Buyers Price Portfolios: Cap Rates, Condition, Tenancy
When an institutional buyer prices your portfolio, they are not guessing, and they are not negotiating in the sense most sellers imagine. They are running a model that has been run on tens of thousands of houses before yours. The inputs are knowable, the…
Truehold Research · August 2026 · 7 min read
State and Local Copycat Law Tracker
This page is a running log of state and local legislation aimed at institutional or large-investor ownership of single-family homes. We update it as states act, one dated entry at a time, and we only log what we can source. If a rumor is circulating and…
Truehold Research · August 2026 · Updated August 2026