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 you do not see it here, that means we could not verify it yet.

Why keep this tracker at all? Because the federal fight is over and the state fights are not. The 21st Century ROAD to Housing Act became law on July 11, 2026¹, its purchase ban takes effect January 7, 2027², and we expect state and local copycat legislation to be the next front. Congress drew its line at 350 homes with affiliate aggregation³. Nothing obligates a state to draw its line in the same place, and as you will see below, none of them have.

Three things are worth watching in every state bill. First, the threshold. The states are experimenting with 500, 100, 50, and in some drafts zero. Second, the mechanism. The federal Act is a purchase ban; states are also trying punitive taxes, denial of tax deductions, waiting periods, and disclosure regimes, each of which reaches grandfathered portfolios in ways the federal ban does not. Third, enforcement. A private right of action, as Georgia attempted, produces very different litigation risk than an agency penalty. Our position, stated plainly: a state law at 50 or 100 homes would matter more to most readers of this journal than the federal Act does, because the federal 350-home line³ leaves nearly every independent operator untouched.

How to read this tracker

Each state gets its own heading. Each entry starts with the date we checked and a status: enacted, passed one chamber, introduced, or died. We distinguish statute from pending bill every time, and a bill that died stays on the page, because dead bills get reintroduced and the sponsor's next draft usually starts where the last one stopped. Details reflect the bill text or reporting as of the date shown, not what a bill might become in committee.

New York

August 2026. Enacted. New York is the first state with a copycat regime on the books, and it took a different shape than the federal ban. Budget legislation signed in May 2025 makes it unlawful, as of July 1, 2025, for certain institutional purchasers that own ten or more one- or two-family homes to buy or offer to buy a one- or two-family home unless it has been publicly listed for at least 90 days⁴, with penalties up to $250,000⁴. The same legislation denies those investors state tax deductions for depreciation and interest⁴ on those homes. Note the threshold: ten homes, not 350.

Washington

August 2026. Passed one chamber, then stalled. Senate Bill 5496 would prohibit investment entities above an ownership threshold from acquiring additional single-family homes⁵, with exceptions for code compliance work and adding units, enforced through the state Consumer Protection Act. Introduced at 25 homes, amended to 100. It passed the Senate 29 to 19 on February 13, 2026, but was returned to the Senate Rules Committee on March 12, 2026⁶ without a House floor vote before the session ended. We expect a return in 2027.

Georgia

August 2026. Passed one chamber, then died. Senate Bill 463, from a Republican sponsor, would have capped corporate ownership at 500 single-family rental homes statewide⁷, grandfathering existing holdings and enforcing the cap through private lawsuits. It passed the Senate 49 to 3, then a House committee stripped the language⁸ and the session ended without it. A companion effort, House Bill 1228, would have roughly doubled property tax assessments for owners of 1,000 or more rental homes⁹; it died in committee. A 49 to 3 Senate vote is not a fluke. Georgia will be back.

Minnesota

August 2026. Introduced. House File 2687 pairs two mechanisms, per the House Research bill summary¹⁰: a ban on private equity companies holding any interest in a single-family home (counted to include duplexes, triplexes, and fourplexes), and a 50-home cap for other corporate owners. Reporting puts civil penalties at up to $25,000 per property held above the cap¹¹. The same sponsor filed a corporate-ownership bill, HF 685, in the prior biennium¹² that covered similar ground. A 50-home cap is the lowest general threshold in any active bill we are tracking.

Ohio

August 2026. Introduced. Senate Bill 28, a bipartisan bill, would impose a $2,000 per month tax on each home owned by a landlord with 50 or more single-family homes in one county¹³, with exemptions for nonprofits and land banks. It has not had a floor vote. Watch the tax mechanism here: a recurring per-home tax hits grandfathered portfolios, which the federal purchase ban deliberately does not.

California

August 2026. Passed one chamber, then died. Assembly Bill 1240 would have barred institutional investors owning more than 1,000 single-family homes from purchasing additional homes to convert into rentals¹⁴. It passed the Assembly on June 3, 2025, and died in a Senate committee¹⁵. The politics have not settled: the governor has since proposed his own restrictions on large investors¹⁶.

Nebraska

August 2026. Died. Legislative Bill 1405 would have prohibited corporations and hedge funds from purchasing a single-family home unless the entity is domiciled in Nebraska with resident principal members¹⁷. It drew no opposition testimony at its 2024 hearing but did not advance before the session ended. We include it because the residency mechanism, an outright ban on out-of-state entity purchases, is the most aggressive design any state has floated.

What would change our analysis

The tracker starts with one enacted law and a handful of near misses, and we want to be plain that this is the honest state of play, not a preview of a longer secret list. But the pattern across these entries is consistent: every state number is far below the federal 350³. New York regulates at ten homes. Minnesota and Ohio draft at 50. Washington passed a chamber at 100. If any of those becomes law, owners who are bystanders under the federal Act, which sunsets January 7, 2042¹⁸ and leaves the sub-350 transitional window open until January 7, 2029², become regulated parties under state law. That is the event this page exists to catch early, and it is the reason we check the count in your state, not just Washington, D.C.

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