HR-8988-119
Referred to the House Committee on Ways and Means.
What it does
This bill would create a new federal business tax credit equal to 75% of the capital gain a property owner receives when selling a manufactured home community (mobile home park) to a resident-owned cooperative or a qualifying nonprofit corporation. To qualify, the seller must have owned the property for at least two years, and the buyer must agree — in a recorded covenant — to keep the land as a manufactured home community for at least 50 years. If the buyer later violates that covenant, a 20% tax on net sale proceeds would be imposed on the buyer. The credit would apply to taxable years beginning after December 31, 2026.
Who benefits
Owners of manufactured home community land who sell to qualifying buyers would receive a substantial reduction in their capital gains tax liability. Residents of manufactured home communities who form cooperatives would gain a financial tool to help purchase the land beneath their homes. Nonprofit housing organizations focused on affordable housing preservation would benefit from increased seller willingness to transact. Low-income manufactured homeowners broadly — over 22 million people — could benefit from greater long-term land security and reduced risk of community closure or rent increases. Rural communities, where manufactured homes make up 13% of occupied housing, could see greater housing stability. Community Development Financial Institutions (CDFIs) and lenders that finance resident cooperative purchases may see increased deal flow.
Who is hurt
Commercial real estate investors and private equity firms that acquire manufactured home communities would face a competitive disadvantage relative to resident cooperatives and nonprofits when bidding for these properties, since sellers have a strong tax incentive to favor qualifying buyers. Sellers who would prefer to sell to commercial buyers may feel economically pressured toward a specific transaction type. State and local governments could see reduced property tax revenue if communities transition to nonprofit ownership, depending on state law. Federal tax revenue would decrease by the amount of credits claimed, shifting the cost to the broader taxpayer base. Manufactured home community owners who have held property for less than two years would be ineligible for the credit.
Supporters argue
Supporters argue that manufactured home communities represent the largest source of unsubsidized affordable housing in the United States, housing over 22 million people — disproportionately low-income — yet receive almost no federal support. They contend the credit addresses a documented market failure: when communities sell to commercial buyers, site fees rise an average of 5.9% per year, compared to just 0.9% in resident-owned communities, according to the bill's findings. Supporters further argue the 50-year covenant and recapture tax create durable affordability protections, and that the model has already proven effective — over 1,000 cooperative communities exist nationwide, with New Hampshire achieving over 40% resident ownership.
Opponents argue
Opponents argue that a 75% tax credit on capital gains effectively functions as a near-total tax elimination for sellers, representing a large and poorly targeted federal subsidy that distorts property markets without a guarantee of proportional public benefit. They contend the bill restricts sellers' economic freedom by creating overwhelming financial pressure to sell to a specific class of buyer, which may depress sale prices and reduce overall property values in the manufactured housing sector. Opponents may also argue that the 50-year covenant and cooperative governance requirements impose complex, long-term regulatory burdens on communities that may not have the organizational capacity to sustain them, potentially leaving residents worse off if cooperatives fail financially.