Trump's handlers know that his executive order will have no impact. The order focuses on investors buying existing, scattered-site single-family homes, which doesn't happen 99% of the time. The executive order does not ban institutional investors, but rather restricts their activity; specifically, "build-to-rent" developments (projects planned and constructed specifically as rental communities) are exempt. The real problem is with these rental communities, as discussed by Warren and Newsom, because most Americans have great difficulty affording rents in those complexes.
The recent trend is what's worrying. Corporations now own nearly 9% of all residential land in the U.S. (up from 2% before 2019). While overall ownership seems small, these investors are concentrated in specific, fast-growing Sun Belt and metro areas (e.g., Atlanta, Charlotte), where they may own over 10% of single-family rentals, and corporate entities own roughly 21% of total residential parcels in some cities like St. Louis. You'll know that houses are currently unaffordable for most buyers. Also major firms like Blackstone and Pretium plan to invest billions into BTR (build-to-rent) communities, viewing them as a stable, recession-resistant asset class. The rent is high in areas where it's controlled by these corporations.
It's shocking how so many of those 6-story rental apartment buildings are going up in our 15-minute city of Windsor (my friend deep into the documentation actually has a map of how Windsor is divided up into 15-min slums - and every big franchise just happens to have a store in each - McD's, Home Depot, Staples, U-Haul, etc.). These developments are nice and new and gifted to the migrants rather than locals who actually needed it first. Before long these culturally isolated pocket islands will be the anchors from which the rest will come in and spread as the buildings themselves will likely become run down projects as has been demonstrated time and time and time again.
10% of the housing market is almost 1/3rd of what's available for renters. As of January 2026, 35% of all US occupied housing units are renter-occupied, representing over 46 million households.
When corporations set the high rental rates for almost 1/3rd of rental properties, many of the others normally follow that lead.
For what it's worth I think you are clearly the one who is right in this discussion.
But corporations can be 1/3rd of unrented stock because they are doing the most renovation. They want to flip houses instead of rent them. But that increases total available stock when trashed houses get flipped efficiently into livable housing.
That busts pumpkin's premise that someone hording unrented properties maliciously are causing an increase in prices. The folks with unrented stock are renovating are the ones helping to increase availability.
The non-corporations are likely to have relatively little unrented stock because small landlords aren't in the business of buying property and then just sitting on it.
I have no data on unrented properties and have not discussed them. I also have no information on the renovations of properties, nor does the person in the video. The main study I reference is here:
A key point in that article is that: "The role of corporate owners as landlords may be even more controversial. The report cites data from the Joint Center of Housing Studies at Harvard to show that "nonindividual investors" owned 27% of all rental properties by 2021." We know that percentage has risen since 2021, as we know that "Corporations own roughly 9% of residential land across much of the United States." Morever, 35% of all occupied units are rented. I want to make these arguments because large corporations have been destroying the American Dream since the early 1980s.
If you regulate things more you are going to see more housing listed as being rented from a corporation. Because once you increase liabilities even individual landlords are going to LLC and rent as a corporation. In fact who is renting without setting up an LLC? That's insane.
Your assumption is that the 10% of rental stock owned by corporations is 1/3 of unrented stock.
No - I write that "10% of the housing market is almost 1/3rd of what's available for renters. As of January 2026, 35% of all US occupied housing units are renter-occupied, representing over 46 million households." I am not referring to unrented units.
Yes, though I refer to larger corporations that control $Billions in investments and properties and are thereby anticompetitive, monopolies, oligopolies, and they destroy the capitalist system by eliminating smaller business competition. They're "too big to fail," control US politics, and destroy the American Dream. Some examples:
The term “institutional investors “ aggregates any corporate ownership of rental stock. There can be numerous corporations in that category each independently owning rental stock and independently negotiating rental rates.
Not sure that changes my argument, but if it will help, I've now removed the line, "with institutional investors (owning 100+ homes) holding roughly 3% to 3.8% of single-family rentals nationwide."
Log in
Trump's handlers know that his executive order will have no impact. The order focuses on investors buying existing, scattered-site single-family homes, which doesn't happen 99% of the time. The executive order does not ban institutional investors, but rather restricts their activity; specifically, "build-to-rent" developments (projects planned and constructed specifically as rental communities) are exempt. The real problem is with these rental communities, as discussed by Warren and Newsom, because most Americans have great difficulty affording rents in those complexes.
Nonsense. Increased availability of rental housing helps to keep rents from rising.
Unless a few mega companies are controlling the rents.
Millions of folks own rental properties. Including me at one time. The rental market is highly fragmented.
It would be great if that were the trend
The recent trend is what's worrying. Corporations now own nearly 9% of all residential land in the U.S. (up from 2% before 2019). While overall ownership seems small, these investors are concentrated in specific, fast-growing Sun Belt and metro areas (e.g., Atlanta, Charlotte), where they may own over 10% of single-family rentals, and corporate entities own roughly 21% of total residential parcels in some cities like St. Louis. You'll know that houses are currently unaffordable for most buyers. Also major firms like Blackstone and Pretium plan to invest billions into BTR (build-to-rent) communities, viewing them as a stable, recession-resistant asset class. The rent is high in areas where it's controlled by these corporations.
A source: https://eu.usatoday.com/story/money/personalfinance/real-estate/2025/11/25/corporate-landlords-own-tenth-of-residential-land/87462427007
It's shocking how so many of those 6-story rental apartment buildings are going up in our 15-minute city of Windsor (my friend deep into the documentation actually has a map of how Windsor is divided up into 15-min slums - and every big franchise just happens to have a store in each - McD's, Home Depot, Staples, U-Haul, etc.). These developments are nice and new and gifted to the migrants rather than locals who actually needed it first. Before long these culturally isolated pocket islands will be the anchors from which the rest will come in and spread as the buildings themselves will likely become run down projects as has been demonstrated time and time and time again.
But…10% of market share is not enough to control a market.
Not all homes are being used by people. Most are brought to raise in property value and used as collateral in loans.
10% of the housing market is almost 1/3rd of what's available for renters. As of January 2026, 35% of all US occupied housing units are renter-occupied, representing over 46 million households.
When corporations set the high rental rates for almost 1/3rd of rental properties, many of the others normally follow that lead.
Your assumption is that the 10% of rental stock owned by corporations is 1/3 of unrented stock.
No, unrented stock would also be about 10% corporately owned.
For what it's worth I think you are clearly the one who is right in this discussion.
But corporations can be 1/3rd of unrented stock because they are doing the most renovation. They want to flip houses instead of rent them. But that increases total available stock when trashed houses get flipped efficiently into livable housing.
That busts pumpkin's premise that someone hording unrented properties maliciously are causing an increase in prices. The folks with unrented stock are renovating are the ones helping to increase availability.
The non-corporations are likely to have relatively little unrented stock because small landlords aren't in the business of buying property and then just sitting on it.
I have no data on unrented properties and have not discussed them. I also have no information on the renovations of properties, nor does the person in the video. The main study I reference is here:
https://eu.usatoday.com/story/money/personalfinance/real-estate/2025/11/25/corporate-landlords-own-tenth-of-residential-land/87462427007/
A key point in that article is that: "The role of corporate owners as landlords may be even more controversial. The report cites data from the Joint Center of Housing Studies at Harvard to show that "nonindividual investors" owned 27% of all rental properties by 2021." We know that percentage has risen since 2021, as we know that "Corporations own roughly 9% of residential land across much of the United States." Morever, 35% of all occupied units are rented. I want to make these arguments because large corporations have been destroying the American Dream since the early 1980s.
Landlords PLUS the flood of migrants, who are supported by the government and NGOs, are driving up housing needs and prices.
Bureaucracy is so crazy.
All war is class war.
If you regulate things more you are going to see more housing listed as being rented from a corporation. Because once you increase liabilities even individual landlords are going to LLC and rent as a corporation. In fact who is renting without setting up an LLC? That's insane.
I think it's a good question. Best I can find is: "the Joint Center of Housing Studies at Harvard to show that "nonindividual investors" owned 27% of all rental properties by 2021." (https://eu.usatoday.com/story/money/personalfinance/real-estate/2025/11/25/corporate-landlords-own-tenth-of-residential-land/87462427007) But that percentage rose in the past 5 years, as per the other data. Thus whereas individuals managed 73% of the rental property in 2021, they might only manage 60% or 50% or rental properties now.
No - I write that "10% of the housing market is almost 1/3rd of what's available for renters. As of January 2026, 35% of all US occupied housing units are renter-occupied, representing over 46 million households." I am not referring to unrented units.
A corporation is not inherently evil. There’s lots of good reasons for even individuals to operate within the corporate veil.
Yes, though I refer to larger corporations that control $Billions in investments and properties and are thereby anticompetitive, monopolies, oligopolies, and they destroy the capitalist system by eliminating smaller business competition. They're "too big to fail," control US politics, and destroy the American Dream. Some examples:
BlackRock: ~$13.4 trillion (as of late 2025).
Vanguard Group: ~$11.6 trillion.
Fidelity Investments: ~$6.8 trillion.
State Street Global Advisors: ~$4.3 trillion.
J.P. Morgan Chase: ~$4.0 trillion.
And these: https://en.wikipedia.org/wiki/List_of_largest_companies_by_revenue
^
Too big to be fair and honest.
The term “institutional investors “ aggregates any corporate ownership of rental stock. There can be numerous corporations in that category each independently owning rental stock and independently negotiating rental rates.
Not sure that changes my argument, but if it will help, I've now removed the line, "with institutional investors (owning 100+ homes) holding roughly 3% to 3.8% of single-family rentals nationwide."