# 119-hr-2038: American Housing and Economic Mobility Act of 2025 119-hr-2038, American Housing and Economic Mobility Act of 2025, is a 119th Congress bill sponsored by Rep. Cleaver, Emanuel [D-MO-5] (D-MO); status in_committee; PRIA reads it as touching household money (as of 2026-04-21). - Canonical: https://policyrisk.com/legislation/119-hr-2038 - As of: 2026-04-21 - Plain-text twin of the page above; the HTML and this file carry the same facts. ## Facts - Bill: 119-hr-2038 - Congress: 119 - Title: American Housing and Economic Mobility Act of 2025 - Status: in_committee - Introduced: 2025-03-11 - Sponsor: Rep. Cleaver, Emanuel [D-MO-5] (D-MO) - Cosponsors: 26 - Policy area: Finance and Financial Sector - Touches household money: yes - Last recorded action: 2026-04-21 ## Summary **A multi-title bill that centers on expanding affordable housing through major federal funding while strengthening tenant protections and tightening mortgage and bank rules.** It boosts construction and preservation programs and forces stronger loss-mitigation and resale rules in the mortgage market. - Families and first-time homebuyers get direct help through a new Down Payment Assistance Fund offering grants up to 3.5% of value and targeted appraisal-gap and negative-equity grants with $5.0 billion authorized for FY2025. These programs target buyers up to 120% of area median income and higher in some high-cost areas. - Renters and tenants gain more legal protections and eviction safeguards as Local Housing Innovation Grants fund access to counsel, just-cause eviction rules, eviction-mitigation measures, and other tenant protections. Local grants are funded at $2.0 billion per year for FY2025–FY2029. - Borrowers facing non-performing or REO sales face stronger loss-mitigation and notice rules. At least 75% of FHA single-family REO sales and 90% of foreclosed properties are directed to owner-occupants or community partners or preserved as affordable for 15 years. - Lenders, servicers, and secondary-market enterprises face new certification, reporting, and liability rules. False certifications can trigger recovery, private suits, and transfer revocations. Enterprises must publish loss-mitigation formulas and FHFA will regulate bulk and non-performing loan sales. - Banks and nonbank mortgage originators face a reworked Community Reinvestment Act with broader evaluation, new data-collection and public reporting requirements, climate-related adjustments, and possible penalties for sustained poor ratings. *The bill authorizes large new federal spending including HTF $48.0 billion per year (FY2025–FY2034), CMF $3.0 billion per year (FY2025–FY2034), a $70.0 billion Public Housing Capital Fund for FY2025, MCHEF $4.0 billion for FY2025, Local Housing Innovation Grants $2.0 billion per year (FY2025–FY2029), and other specified appropriations, thereby increasing federal outlays.* ## Cosponsors (26) - Rep. Ansari, Yassamin [D-AZ-3] (D-AZ), 2025-03-11T00:00:00.000Z - Rep. Bonamici, Suzanne [D-OR-1] (D-OR), 2025-03-11T00:00:00.000Z - Rep. Fields, Cleo [D-LA-6] (D-LA), 2025-03-11T00:00:00.000Z - Rep. Figures, Shomari [D-AL-2] (D-AL), 2025-03-11T00:00:00.000Z - Rep. Frost, Maxwell [D-FL-10] (D-FL), 2025-03-11T00:00:00.000Z - Rep. García, Jesús G. "Chuy" [D-IL-4] (D-IL), 2025-03-11T00:00:00.000Z - Rep. Green, Al [D-TX-9] (D-TX), 2025-03-11T00:00:00.000Z - Rep. Gomez, Jimmy [D-CA-34] (D-CA), 2025-03-11T00:00:00.000Z - Del. Norton, Eleanor Holmes [D-DC-At Large] (D-DC), 2025-03-11T00:00:00.000Z - Rep. Jackson, Jonathan L. [D-IL-1] (D-IL), 2025-03-11T00:00:00.000Z - Rep. Khanna, Ro [D-CA-17] (D-CA), 2025-03-11T00:00:00.000Z - Rep. McGovern, James P. [D-MA-2] (D-MA), 2025-03-11T00:00:00.000Z - Rep. McIver, LaMonica [D-NJ-10] (D-NJ), 2025-03-11T00:00:00.000Z - Rep. Moore, Gwen [D-WI-4] (D-WI), 2025-03-11T00:00:00.000Z - Rep. Nadler, Jerrold [D-NY-12] (D-NY), 2025-03-11T00:00:00.000Z - Rep. Ocasio-Cortez, Alexandria [D-NY-14] (D-NY), 2025-03-11T00:00:00.000Z - Rep. Omar, Ilhan [D-MN-5] (D-MN), 2025-03-11T00:00:00.000Z - Rep. Pressley, Ayanna [D-MA-7] (D-MA), 2025-03-11T00:00:00.000Z - Rep. Ramirez, Delia C. [D-IL-3] (D-IL), 2025-03-11T00:00:00.000Z - Rep. Schakowsky, Janice D. [D-IL-9] (D-IL), 2025-03-11T00:00:00.000Z - Rep. Thanedar, Shri [D-MI-13] (D-MI), 2025-03-11T00:00:00.000Z - Rep. Thompson, Bennie G. [D-MS-2] (D-MS), 2025-03-11T00:00:00.000Z - Rep. Tlaib, Rashida [D-MI-12] (D-MI), 2025-03-11T00:00:00.000Z - Rep. Foushee, Valerie P. [D-NC-4] (D-NC), 2025-06-12T00:00:00.000Z - Rep. Jayapal, Pramila [D-WA-7] (D-WA), 2025-06-12T00:00:00.000Z - Rep. McGarvey, Morgan [D-KY-3] (D-KY), 2025-06-12T00:00:00.000Z ## Provisions PRIA read - Down payment grants for first-time buyers: benefit, high. If enacted, first-time or first-generation buyers under 120% of area median income (140% in high-cost areas) could get a grant. The grant would be up to 3.5% of the home’s appraised value, or 3.5% of the FHA loan limit if the home value is higher. HUD would set rules within one year so funds can be… - Stronger community lending and data rules: benefit, high. This bill would update community lending rules to better serve low- and moderate-income areas. Banks and some lenders would collect and publish more loan data in machine-readable form, including a unique loan ID and the income used. Agencies would allow at least 60 days for public comment on evalua… - Big boost for affordable housing funds: benefit, high. If enacted, this bill would pour major money into affordable housing. It would provide $48 billion each year for the Housing Trust Fund and $3 billion each year for the Capital Magnet Fund from FY2025–FY2034. Public housing would get $70 billion in FY2025 for repairs and preservation. Tribal housin… - Aid for underwater homeowners and neighborhoods: benefit, medium. The bill would fund a $5 billion FY2025 grant program to help areas with appraisal gaps and owners with negative equity. States could pay down arrears, reduce principal, settle junior liens, pay delinquent taxes or utilities, or fund small mortgage payoffs. Money could also fix homes or buy and reh… - Safer mortgage sales, more owner-buyers: benefit, medium. If enacted, HUD would aim to sell at least 75% of FHA foreclosed homes to owner-occupants or partners who will sell to owner-occupants. FHA would set an exclusive listing window and limit resale by land contracts without approval for 15 years. The bill would tightly limit FHA nonperforming loan sal… - Vouchers: easier moves, better access: benefit, medium. Public housing agencies in metro areas would need to study where voucher families live at least every five years and set policies to reduce barriers to higher-opportunity neighborhoods. HUD would allow agencies to form consortia to coordinate programs and share some administration. HUD could includ… - Credit unions allowed in underserved areas: benefit, medium. Federal credit unions could serve designated underserved areas with Board approval. They would need to start ongoing services within 24 months or lose the approval. Credit unions would report on new members and offices, and the Board would publish annual compliance reports. Large, multi-area applic… - Grants to build homes and protect renters: benefit, medium. This bill would create two state and local grant programs. One is a $4 billion FY2025 fund for states with big housing shortages. It could build homes for households under 120% of area median income and pay for renter protections like eviction defense and emergency rent help. The other is a competi… - More rural housing money in 2025: benefit, medium. The bill would add $1.284 billion in FY2025 for USDA rural housing. This includes $420 million for Section 502 direct home loans and $420 million for Section 515 rental housing. It would also fund farm labor and self-help housing and preserve older rural rentals. This could expand loans and repairs… - More accessible units in HUD projects: benefit, low. If a housing project uses funds from this bill, the number of required accessible units would be doubled. The rule applies to projects built, fixed, or assisted with this bill’s money. People with disabilities could see more accessible homes in those projects. - Higher estate and gift taxes on wealth: cost, high. If enacted, the estate tax exemption would drop to $3.5 million. Top rates would rise, up to 65% for very large estates, plus a 10% surtax on amounts over $1 billion. Gift rules would change, with a $10,000 per-donee exclusion and new limits for certain transfers. Trusts would face new surcharges a… ## Related bills - 119-hr-7973: Momnibus Act - 119-hr-51: Washington, D.C. Admission Act - 119-hr-2086: Rights for the TSA Workforce Act - 119-hr-5390: FAMILY Act - 119-hr-15: Equality Act - 119-hr-1589: American Dream and Promise Act of 2025 ## Sources - [119-hr-2038 on Congress.gov](https://www.congress.gov/bill/119th-congress/house-bill/2038) ## Related - [119-hr-7973: Momnibus Act](https://policyrisk.com/legislation/119-hr-7973) - [119-hr-51: Washington, D.C. Admission Act](https://policyrisk.com/legislation/119-hr-51) - [119-hr-2086: Rights for the TSA Workforce Act](https://policyrisk.com/legislation/119-hr-2086) - [119-hr-5390: FAMILY Act](https://policyrisk.com/legislation/119-hr-5390) - [119-hr-15: Equality Act](https://policyrisk.com/legislation/119-hr-15) - [119-hr-1589: American Dream and Promise Act of 2025](https://policyrisk.com/legislation/119-hr-1589) - [All bills in Congress](https://policyrisk.com/legislation) Source: PRIA, https://policyrisk.com/legislation/119-hr-2038 (as of 2026-04-21).