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HR8116119th CongressWALLET

SHARE Act

Sponsored By: Representative Moore, Blake D. [R-UT-1]

Introduced

Summary

Tax exclusion for shared-appreciation mortgage proceeds. This bill would create a new federal rule that excludes certain lender repayments and related capital gains when a shared-appreciation second mortgage helped buy a borrower’s principal residence.

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  • Families and homebuyers: Borrowers with income at or below 140% of the area median income for the census tract in the year the loan was issued would not pay federal income tax on any repayment to the lender that exceeds the original principal. This rule would apply to amounts received after December 31, 2025.
  • Investors and lenders: The bill defines a "shared appreciation mortgage" as a second lien on a 1–4 family principal residence, limits the investor's share to no more than 49% of the purchase price, and ties repayment to sale, first-mortgage payoff, maturity, or default.
  • Tax treatment: It also excludes from gross income any gain on the portion of the property composed of or secured by these mortgages when that part of the asset is sold.

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Bill Overview

Analyzed Economic Effects

2 provisions identified: 2 benefits, 0 costs, 0 mixed.

Tax break for shared-appreciation loans

If enacted, you would be able to exclude from taxable income any repayment amount a lender receives that is above your original shared-appreciation loan principal. This would apply only if your income in the calendar year the loan was issued was no more than 140 percent of the census-tract area median income and the property was your main home. The bill would also exclude gain when you sell the part of the property that is composed of or secured by these mortgages. The exclusion would apply to amounts received after December 31, 2025.

Rules for shared-appreciation mortgages

If enacted, the bill would define a shared-appreciation mortgage as a second lien on a 1-to-4 family home where the lender gets a set share of future net appreciation. The share would equal the loan amount divided by the purchase price and could not exceed 49 percent of the purchase price. The second lien would have to be subordinate to a qualified first mortgage and could not require repayment before specific events, like the first mortgage maturing, the sale of the home, repayment of the first mortgage, acceleration of the first mortgage maturity, or a default. These rules would apply to amounts received after December 31, 2025.

Sponsors & CoSponsors

Sponsor

Moore, Blake D. [R-UT-1]

UT • R

Cosponsors

  • Rep. Panetta, Jimmy [D-CA-19]

    CA • D

    Sponsored 3/26/2026

  • Rep. Barr, Andy [R-KY-6]

    KY • R

    Sponsored 3/26/2026

  • Rep. Harrigan, Pat [R-NC-10]

    NC • R

    Sponsored 5/12/2026

  • Rep. Moore, Tim [R-NC-14]

    NC • R

    Sponsored 6/3/2026

  • Rep. Bean, Aaron [R-FL-4]

    FL • R

    Sponsored 6/23/2026

Roll Call Votes

No roll call votes available for this bill.

View on Congress.gov
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