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Senate narrowly advances reconciliation package but absent of support for homeownership
The U.S. Senate has passed its version of One Big Beautiful Bill, the tax-focused reconciliation package, by a narrow 51–50 vote, with Vice President Vance casting the tie-breaking vote. This follows the U.S. House of Representatives’ earlier approval of the package by a similarly close 215–214 margin.
Among the most closely watched provisions is a revision to the State and Local Tax (SALT) deduction cap. Working with California Representative Young Kim and NAR, C.A.R. helped secure language in the House bill that would have increased the SALT cap to $40,000 for households with incomes below $500,000. The Senate version modifies the House-passed provision, raising the cap to $40,000 for individuals and married couples with incomes below $500,000, but only for a five-year period. After that, the cap would revert back to the current $10,000 limit.
While the bill features a range of tax provisions for individuals and businesses, it continues to fall short in addressing several long-standing REALTOR® priorities. Notably absent are proposals to address housing affordability and homeownership opportunities. REALTOR®-advocated policies, such as increasing the capital gains exclusion on the sale of a primary residence and federal incentives to convert underused commercial properties into residential housing — both seen as critical tools to expand homeownership and housing supply — were not included. The package would also codify the current lower mortgage interest deduction limit of $750,000 — which had been set to increase back to $1 million at the end of the year — in perpetuity.
The bill includes provisions that will support commercial real estate and affordable rental housing, such as an extension of the Opportunity Zones program and enhancements to the Low-Income Housing Tax Credit (LIHTC). These measures aim to boost investment in underserved communities and increase the availability of affordable rental housing — central components of a balanced housing strategy.
Lastly, the bill will make permanent the 20% pass-through for 199a filers.
Because of Senate changes to the bill, the House of Representatives will have to vote on the Senate version. Both chambers must still pass identical bills before it can be sent to the President.
July 1, 2025
