ROAD to Housing Act: Nevada and Las Vegas Homes 2026

The 21st Century ROAD to Housing Act is the largest federal housing package in decades, and Nevada, where land is the binding limit on new homes, is a useful test of what it can and cannot do. Congress passed it in June 2026, 85 to 5 in the Senate and 358 to 32 in the House, and after a brief signing standoff it became law without the President's signature on July 11, 2026. This guide breaks down what the Act actually does, what it leaves out about Nevada's 80% federal-land footprint, and what it means for buyers and sellers in Las Vegas and every major Nevada city.

The 21st Century ROAD to Housing Act (Public Law 119-101) became law without the President's signature on July 11, 2026. It authorizes up to $200 million a year for local governments that add housing, raises FHA multifamily loan limits and, from January 7, 2027, bars investors with 350-plus single-family homes from buying more. It adds no BLM land: Las Vegas builds inside an SNPLMA boundary with over 27,000 acres left at the start of fiscal 2025.

• Congress passed it 85-5 and 358-32 in June; it became law unsigned on July 11, 2026.
• Nevada is about 80% federal land, yet the Act adds no BLM acreage and no faster BLM sales.
• Up to $200 million a year is authorized for local governments that have increased their housing supply.
• From January 7, 2027, investors controlling 350-plus single-family homes cannot buy more; nobody must sell.
• September 2026 Las Vegas single-family median: $470,000, with about five months of supply, per Las Vegas REALTORS.

What Is the 21st Century ROAD to Housing Act?

The 21st Century ROAD to Housing Act (H.R. 6644 in the 119th Congress, now Public Law 119-101) is a comprehensive federal housing package that merged two earlier efforts: the House-passed Housing for the 21st Century Act and the Senate's ROAD to Housing Act, where "ROAD" stands for Renewing Opportunity in the American Dream. According to the Bipartisan Policy Center's section-by-section summary of the final law, it incorporates provisions from over 60 bills introduced in the House, the Senate or both, 36 of them with bipartisan sponsors.

It is, by most accounts, the most significant federal housing legislation in decades. NPR called it the largest housing affordability bill in decades, and CNN called it the largest in a generation. The enacted text is published by GovInfo as Public Law 119-101, and the Congressional Research Service summarizes the law in report R49354.

According to CRS, the law contains 12 titles and 59 sections, running from housing counseling, supply and manufactured housing through mortgage access, program reform, veterans, oversight, community banks, the large-investor limit and a temporary ban on a central bank digital currency. Rather than a single program, it is a toolkit, and Nevada can use most of it, with one big exception: it contains nothing on federal land sales.

Why Does the ROAD to Housing Act Matter So Much for Nevada?

Most housing laws treat land as a given and tinker with financing. Nevada's problem is the opposite: the financing exists, but the land does not. According to the Congressional Research Service, the federal government owns 79.8% of Nevada, the highest share of any state, and the Bureau of Land Management alone manages about 47.2 million acres there (data as of September 30, 2024). A former BLM staffer quoted by the Las Vegas Review-Journal puts federal control at roughly 90% of Clark County.

The practical result is a hard ceiling on growth. According to the BLM's SNPLMA auction FAQ, dated December 16, 2025, over 27,000 acres of federal land remained available for disposal inside the Las Vegas Valley's SNPLMA boundary at the start of fiscal 2025, and nearly 44,000 acres had been sold or conveyed to date. Northern Nevada faces the same wall: a December 2021 RCG Economics study for EDAWN, now Northern NV Now, projected that the Reno-Sparks region would absorb its most desirable residential land by 2027. When a fast-growing metro runs out of dirt, prices climb regardless of mortgage rates.

A $470,000 median single-family price in a desert metro is not a story about greed; it is a story about geography. The ROAD to Housing Act treats zoning, permitting and review friction as the core supply problem, which is half of Nevada's diagnosis. The other half, federal land, still sits with Interior and Congress, because the Act does not add land to the Las Vegas disposal boundary or speed BLM sales.

How Does Nevada's Federal Land Problem Shape the Las Vegas Housing Market?

Since 1998, the release valve on Nevada's land squeeze has been the Southern Nevada Public Land Management Act (SNPLMA), which lets the BLM auction federal parcels around Las Vegas and recycle the proceeds into parks, conservation, and infrastructure. Section 7(b) of SNPLMA also lets state and local governments buy land below fair market value for affordable housing. According to the Bureau of Land Management, state and local governments held reservations on 850.565 acres in the Las Vegas Valley for affordable housing as of October 1, 2026.

In August 2023, the Departments of the Interior and Housing and Urban Development signed an agreement to make eligible public land available for $100 an acre, far below fair market value, for affordable housing in Southern Nevada. According to the Department of the Interior, the BLM had already conveyed a five-acre parcel to Clark County for 195 below-market apartments, backed by $11.8 million in county funding, a project HUD later documented.

The bottleneck has been process, not willingness. Appraising and conveying federal land is slow, and Nevada's delegation addressed part of that before this Act, through the AACE Act described below. The ROAD to Housing Act does not change how the BLM sells, reserves or appraises land; its environmental-review changes cover housing built with HUD money, not the BLM's own review of a land sale. If you want to understand why a Las Vegas homes-for-sale search shows what it shows, start with the map of who owns the dirt.

For a concrete local example of the land-supply question, read our account of the Monument Hills federal-land sale, keeping the proposal and timing distinctions in view.

What Does the Act Do to Boost Housing Supply?

Title II, labeled "Building More in America," is the engine of the law and the part Nevada cares about most. According to the enacted text, it includes:

• An Innovation Fund (Section 208) of competitive grants, from $250,000 to $10 million each, for local governments and tribes that have shown an objective improvement in housing supply growth. The law authorizes $200 million a year for fiscal 2027 through 2031, but the money still has to be appropriated, and HUD has until July 11, 2027 to set the program up.
• The Accelerating Home Building Act (Section 209), grants for local governments to select pre-reviewed designs for accessory dwelling units, duplexes, townhouses and other small buildings, with at least 10% of each year's grant money reserved for rural areas, which matters for Nevada's vast rural counties.
• The RESIDE Act (Section 210), a pilot to convert vacant commercial and industrial buildings into housing, prioritizing distressed areas and Opportunity Zones.
• Environmental-review changes through the BUILD Housing Act (Section 205) and the Unlocking Housing Supply Act (Section 206), which let HUD treat its assistance as "special projects" and expand categorical exclusions so HUD-assisted housing clears NEPA review faster. Both apply only to funds appropriated after they take effect.

The common thread is incentive plus speed: reward cities that have added homes, and trim federal review for HUD-funded projects. For a market racing a land clock, every month cut from entitlement and review saves carrying costs that otherwise land in the sale price.

How Will the Innovation Fund and Zoning Reforms Affect Las Vegas?

The Innovation Fund is structured as a carrot, not a mandate; the law says it does not let HUD mandate or preempt local zoning. Cities and counties that have already increased their housing supply compete for grants, and HUD gives priority to applicants using innovative policies. The law lists the kinds of local initiatives it wants to support, including by-right duplexes through multifamily buildings, lower parking requirements, smaller minimum lot sizes and legal ADUs. Las Vegas, Henderson, North Las Vegas and Clark County could all apply; whether they qualify depends on the supply-growth measure HUD must publish for public comment at least 90 days before it opens applications.

Expect the biggest effect over the next few years in three forms. First, more attached product: townhomes and condos, a segment whose resale median was $290,000 in September 2026, according to Las Vegas REALTORS. Second, ADUs — casitas and garage conversions — becoming a legitimate income and multigenerational strategy on existing lots. Third, faster approvals that let builders respond to demand inside a single market cycle instead of missing it.

If you are weighing a purchase in Henderson or North Las Vegas, denser zoning is not an abstraction — it changes which floor plans get built near you over the next few years. And for sellers of older single-family homes on larger lots, ADU-friendly rules can quietly raise your land value.

What Does the Act Change for Manufactured and Modular Homes in Nevada?

Title III may be the most underrated part of the law for Nevada affordability. According to the enacted text, Section 301 lets a manufactured home be built "with or without a permanent chassis," Section 303 raises FHA Title I loan limits for manufactured homes (to $106,405 for a single-section home and $195,322 for a multi-section home) and makes ADU construction an eligible use for property-improvement loans, and Section 304 formally authorizes PRICE grants, previously funded only through appropriations acts, to preserve manufactured-home communities through July 11, 2033, according to CRS.

This matters because factory-built and modular homes are built largely off site, which can shorten construction time on Nevada's scarce, expensive land, where every month of carrying cost adds up. According to TIME, the Bipartisan Policy Center's Francis Torres said the broader manufactured-housing definition would "unlock" a segment of the market by making such homes cheaper and easier to mass-produce.

Section 301 also sets a Nevada deadline. Each state must certify that its laws treat a manufactured home built without a permanent chassis the same as one built on a chassis, including for financing, title, taxes and installation, and NRS 489.113 still defines a manufactured home as a structure "built on a permanent chassis." Because the Nevada Constitution makes legislative sessions biennial, Nevada gets the law's two-year deadline, July 11, 2028, and its next regular session opens February 1, 2027. A state that misses its certification must bar the manufacture, installation or sale of chassis-less homes built after enactment that its own law does not treat as manufactured homes.

For rural Nevada — Pahrump, the I-80 corridor towns, and the high desert around Carson City — modular and manufactured reform is arguably the single most consequential provision in the entire Act.

How Does the Act Reform FHA Loans and Mortgages for Nevada Buyers?

Section 211 and Title IV modernize the financing plumbing. Section 211 raises the statutory loan limits for several FHA multifamily programs; in the Section 207 rental-housing program, each base per-unit amount rises 4.4-fold, from $38,025 to $167,310 at the low end. It also ties the yearly inflation adjustment to a Census Bureau index of multifamily construction prices instead of consumer prices. According to CRS, observers had argued the old limits had not kept up with the cost of building apartments. On the single-family side, Section 105 lets FHA pilot incentives for mortgages of $100,000 or less, Sections 401 and 402 direct the CFPB to study how loan-officer pay and points-and-fees limits affect those small loans, and Section 403 reforms appraiser licensing and training and authorizes appraiser workforce grants.

Why does this hit Nevada buyers specifically? FHA is the workhorse loan for first-time and moderate-income buyers, and the Las Vegas market is full of them.

On a $470,000 Las Vegas home, the difference between a smooth 30-day FHA close and a deal that dies over a low appraisal can be the entire transaction. Section 704 requires FHA, VA, USDA and FHFA to make lenders on federally backed loans offer a process to request a reconsideration of value or a second appraisal, and better-staffed appraisals and small-dollar reform quietly widen the pool of buyers who can compete.

Will the Institutional Investor Limits Help Las Vegas Buyers?

Few provisions are more relevant to Las Vegas than Section 1001, "Homes are for people, not corporations." According to the enacted text, from January 7, 2027 (180 days after enactment), a for-profit investor that, alone or with affiliates, controls 350 or more single-family homes may not buy another one unless an exception applies, such as build-to-rent. It does not force sales: the law says nothing in the section requires a large investor to "divest or otherwise sell" homes bought before enactment. A seven-year sale requirement appeared in a March 2026 draft, and the House Financial Services Committee says the final text kept the House's removal of that "forced seven-year divestiture."

For an entry-level buyer, the largest investors are the competitor that pays cash and does not get cold feet. Blocking their new purchases does not add inventory, but it removes some of those offers, which can improve the odds for an owner-occupant making an offer in Summerlin or the southwest valley.

The caveat: the limit targets only the biggest institutions (350-plus homes). Mom-and-pop landlords and mid-size investors are untouched, so this is a tilt of the field, not a level one. Still, for a first-time buyer who has lost three bidding wars to cash funds, even a modest tilt is welcome. For the investor limit's January 7, 2027 start date, its exceptions and Treasury's October 2026 proposed rules, see our institutional investor home-buying ban guide for Las Vegas.

Does the Act Speed Up Federal Land Transfers for Housing in Nevada?

No, and this is where the law and Nevada's geography meet least. The enacted text has no provisions on the Bureau of Land Management, SNPLMA, federal land sales or federal land appraisals. Its environmental-review changes (Sections 205 and 206) cover housing assisted by HUD, and Section 103 exempts USDA-assisted rural housing on infill sites already served by water, sewer and roads from environmental studies. The one land-records item, Section 104, requires Community Development Block Grant recipients, such as cities and counties, to post a searchable list of the undeveloped parcels they own, starting October 1, 2026.

According to reporting from The Nevada Independent, simply releasing federal land is not a cure-all; building far from city centers comes with costly infrastructure needs. The tools that move federal land in Nevada sit outside this Act. Nevada's delegation already won one: the Accelerating Appraisals and Conservation Efforts (AACE) Act, from Rep. Susie Lee with a Senate companion from Sen. Catherine Cortez Masto, was signed in January 2025 and lets Interior contract with private appraisers credentialed in one state to work on its land deals in any state, according to Lee's office. Governor Joe Lombardo's office, according to the same Nevada Independent report, has partnered with the BLM to map land already identified for disposal.

In other words, the Act does not hand Nevada more BLM land or speed BLM sales. Its value here is downstream: once a city, a housing authority or a builder controls a parcel, HUD-funded projects can clear review faster and cities that add homes can compete for grants. Adding land to the Las Vegas disposal boundary, which Congress drew, would take separate legislation.

What Does the Act Mean for Reno, Sparks, and Carson City?

Northern Nevada faces the same land math as the south. The Act's supply tools — the Innovation Fund, pre-reviewed ADU and townhouse designs, HUD review changes, and manufactured-housing reform — apply statewide, and as in the south, any release of federal land around the Truckee Meadows depends on Congress and Interior, not this Act.

For buyers exploring Reno, Sparks, or Carson City, the practical takeaway is that the next wave of attainable inventory is likely to be denser and factory-built. The 10% rural set-aside in the Accelerating Home Building Act also reaches the smaller Northern Nevada and rural communities that big builders usually skip — places where a handful of modular homes can move the entire local market. In a region short of desirable residential land, any tool that adds sub-$500,000 product changes who can buy.

What Does It Mean for Henderson, North Las Vegas, and Boulder City?

Within the Las Vegas Valley, the Act's effects will vary by submarket. Henderson, the valley's master-plan capital, could make a case for Innovation Fund grants if it meets HUD's supply-growth test, because its growth corridors are already pushing against federal land and water limits — denser, pre-approved designs let it keep adding homes without new sprawl. North Las Vegas has more raw land in play on its northern edge, including the Apex area, so it is well placed to use grants and HUD review changes on land it can already reach; the BLM lists 57.94 acres of affordable-housing reservations for the city.

Boulder City, by contrast, has chosen growth control by ordinance, so federal supply incentives will matter less there — its scarcity is self-imposed and intentional. And fast-growing exurbs like Pahrump lean heavily on manufactured and modular housing, making Title III the provision that touches them most. One law, but six or seven different stories depending on which Nevada community you call home.

How Does the Current Las Vegas Housing Market Set the Stage?

The Act lands in a market that has cooled from its spring peak. According to Las Vegas REALTORS figures reported by Fox5, the median price of existing single-family homes sold in September 2026 was $470,000, the same as September 2025 and below the $490,000 record set in May and June. The condo and townhome median was $290,000, down 1.4% from a year earlier.

Single-family listings without offers rose 6.6% in a year, and supply moved from roughly four months to about five. That is normalization, not distress. But the underlying land constraint has not gone anywhere, which is why the longer-term conversation keeps circling back to supply. For a deeper read on where prices head next, see our Las Vegas housing market forecast. The ROAD to Housing Act is, in effect, a federal bet that the durable fix for a $470,000 median is more homes.

What Did the October 22, 2026 Housing Executive Order Add?

On October 22, 2026, President Trump signed Executive Order 14438, "Decreasing Housing Costs for the American People", published in the Federal Register on October 28 at 91 FR 68007. It is separate from the ROAD to Housing Act. The Act is a statute; the order tells agencies how to use powers they already have, must be carried out "consistent with applicable law and subject to the availability of appropriations," and creates no right anyone can enforce. According to the Federal Register text, four sections do the work, and the White House fact sheet summarizes the same four.

None of it lowers the rate on an ordinary mortgage or changes a purchase closing today. According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed averaged 7.24% on October 29, 2026, down from 7.32% a week earlier. Sections 2 and 4 happen only if the FHFA Director decides they should, and according to Greenberg Traurig's October 28 analysis, the order's effect depends on further action by FHFA, Fannie Mae and Freddie Mac. Section 3 starts with recommendations to the President; Section 5 is up to the Agriculture and Veterans Affairs Secretaries.

Mortgage insurance. According to Ballard Spahr's Consumer Finance Monitor, the Homeowners Protection Act governs cancellation on covered loans today. As the CFPB explains it, you can ask your servicer to cancel private mortgage insurance when your balance is scheduled to fall to 80% of the home's original value, usually the lower of the price or the appraisal at purchase, if you are current with a good payment history, have no second mortgage and can show the value has not fallen. The servicer must end it automatically when the balance is scheduled to reach 78%, or at the loan's midpoint. On a $470,000 purchase, those points are balances of $376,000 and $366,600. A value-based route also exists if you ask: Fannie Mae's Servicing Guide accepts a new interior-and-exterior valuation on a one-unit home showing a loan-to-value ratio of 75% or less after two to five years, or 80% or less after five. Section 2 would make that check proactive, using automated valuation models, but only for Fannie Mae and Freddie Mac loans made after the pilot begins. With the Las Vegas single-family median flat at $470,000 from September 2025 to September 2026, per Las Vegas REALTORS, a current-value test does more for owners whose homes have gained value than for recent buyers. FHA loans are outside it; the CFPB notes that FHA and VA mortgages have different requirements.

Refinance title costs. According to FHFA's March 2024 pilot FAQ, title acceptance is a small, limited-duration Fannie Mae pilot for certain refinances under 80% loan-to-value, through participating lenders in select geographies. When an automated review finds title risk low, the lender skips the lender's title policy and pays Fannie Mae a fee instead. FHFA put the savings at $500 to $1,500 per refinance and noted that a lender's policy covers the lender, not the homeowner. Section 4 asks FHFA to make it ongoing and nationwide at both Enterprises (the fact sheet says "permanent"), and to consider loans above 80% loan-to-value and lower Enterprise fees on refinances that cut the payment. It covers refinances only.

USDA and VA direct loans. Both programs are narrow. Under USDA's Section 502 rules, direct loans go to households whose adjusted income is at or below the area's low-income limit when the loan is approved, generally not to current homeowners, and only in rural areas USDA designates; payment assistance under 42 U.S.C. 1490a, the provision the order cites, can already bring the effective rate down to 1%. On October 30, 2026, sample points at the Las Vegas, Henderson and North Las Vegas city halls, in Summerlin and in Enterprise all mapped outside USDA's eligible area. The VA's direct program is the Native American Direct Loan, for Native American veterans, or veterans married to Native Americans, financing a home on federal trust land under a tribal agreement with the VA; its rate starts at 2.47%, according to the VA page as read on October 30, 2026. The VA's agreement list names two tribal governments under Nevada, the Shoshone-Paiute and the Yerington Paiute Tribe, neither in Southern Nevada; the Fort Mojave Indian Tribe of Arizona, California and Nevada appears on it under Arizona and California. VA-backed purchase loans come from lenders, not the VA, so Section 5 does not reach them. According to American Banker, the section reportedly covers only the small number of loans the agencies make directly, and the originators it quoted saw limited impact.

Manufactured housing. The task force works beside Title III, not in place of it. Title III already changed the law, including the chassis definition and Nevada's July 11, 2028 certification deadline described above. Beyond the recommendations in the table, the task force must weigh whether federal grants can be tied to state and local adoption of standardized permitting for factory-built homes. It changes nothing for a Nevada buyer until agencies act on its advice.

How Did the Act Become Law, and What Happens Next?

Here is the twist. After the House vote, President Trump canceled the June 24 signing ceremony and said he would wait until Congress passed the separate SAVE America Act, according to CNN and NPR. The bill was presented to him on June 29, and according to the Office of the Federal Register's note on the public law, it "has become law without his signature on July 11, 2026," because he did not return it to Congress within the time the Constitution allows.

What does that mean for Nevada buyers and sellers in practice? Mostly patience. According to CRS, the law appropriates no money, and many provisions need rules and appropriations before they do anything. Treasury's first proposed rule for the investor ban was published October 23, 2026 at 91 FR 66799, and it is not final. According to TIME, Torres expected most of the law's effects to arrive over the longer term, with manufactured housing and loan limits among the exceptions.

The order's mortgage-insurance pilot and title program have no dates at all; watch for an FHFA announcement before assuming either applies to a loan.

What Should Nevada Buyers and Sellers Do Now?

The practical answer for most buyers and sellers is to decide on the home in front of you, not the headline. Do not wait for a federal program, or an executive order, to make a sound housing decision. The Act, now law, confirms a trend Nevada families already feel: land is scarce, supply is the fix, and the most attainable new homes will increasingly be denser and factory-built. A few practical moves:

• Buyers: get fully underwritten now while supply sits near five months. If FHA small-dollar and appraisal reforms widen the buyer pool later, today's relative breathing room narrows. Browse current Las Vegas homes for sale to gauge real pricing, not headlines.
• First-time buyers: watch for new ADU rules and attached townhome and condo product — the Act is designed to create exactly this tier.
• Sellers: if you own an older home on a larger lot, ADU-friendly zoning can lift your land value; price to the 2026 market, not the 2022 peak.
• Investors below 350 homes: you are unaffected by the corporate limit, but a federally backed push for supply is a long-term headwind to the appreciation thesis — underwrite conservatively.
• Owners paying private mortgage insurance: the October 22 order's pilot covers only future loans, so use today's routes. Ask your servicer once your balance reaches 80% of original value, or ask whether a current-value cancellation applies to your loan.
• Owners planning a refinance: ask each lender whether the loan qualifies for title acceptance instead of a lender's title policy, and compare the title charges on each Loan Estimate.

To talk through how the Act and the October order apply to a specific home or loan, call Nevada Real Estate Group at (702) 637-1759.

Frequently Asked Questions

Is the 21st Century ROAD to Housing Act law yet?

Yes. It became Public Law 119-101 on July 11, 2026. Congress passed it 85-5 in the Senate on June 22 and 358-32 in the House on June 23. President Trump canceled the June 24 signing ceremony and tied his signature to the separate SAVE America Act, but he neither signed nor returned the bill, so it became law without his signature. Most programs still need HUD rules and appropriations; according to CRS, the law itself appropriates no money.

How does the Act specifically help Las Vegas?

Las Vegas benefits most from the supply provisions: an Innovation Fund with up to $200 million a year authorized for fiscal 2027 through 2031 for local governments that have increased housing supply, faster HUD environmental reviews for HUD-funded housing, and grants for pre-reviewed ADU and townhouse designs. It does not add BLM land or speed BLM sales. Because the federal government controls roughly 90% of Clark County, by a former BLM staffer's estimate, and the BLM counted over 27,000 acres left in the valley's disposal boundary at the start of fiscal 2025, the Act's real job here is helping cities build more on land they can already reach.

Will the ROAD to Housing Act lower home prices in Nevada?

Not immediately, and probably not dramatically. Urban Institute researcher Yonah Freemark told TIME the law has the potential to reduce prices over the medium to long term, but not over the next two years. The realistic effect is to slow future price growth by adding homes, especially attached and factory-built product, rather than to cut the $470,000 September 2026 median. In a land-constrained market like Las Vegas, preventing prices from accelerating is itself a meaningful win for buyers.

What does the investor cap mean for Las Vegas rentals?

Section 1001 stops investors that control 350 or more single-family homes from buying more, starting January 7, 2027, with exceptions such as build-to-rent. It does not require them to sell homes they already own; a seven-year sale requirement in an earlier draft was dropped before passage. In Las Vegas, that mainly removes the largest cash buyers from future entry-level purchases while existing large-investor rentals stay put. It does not affect smaller landlords, so most local mom-and-pop rental owners see no change at all.

Does the Act give Nevada more BLM land for housing?

No. The enacted law contains no BLM, SNPLMA or federal land-sale provisions, and it does not change how federal parcels are appraised; the separate AACE Act, signed in January 2025, addressed that. Its environmental-review changes apply to HUD- and USDA-assisted housing, and Section 104 makes CDBG recipients, such as cities and counties, post their own undeveloped parcels online from October 1, 2026. Adding land to the Las Vegas disposal boundary would take separate legislation.

How does the Act affect manufactured and modular homes?

Significantly. It lets manufactured homes be built with or without a permanent chassis, raises FHA Title I loan limits for them to $106,405 for a single-section home and $195,322 for a multi-section home, and formally authorizes preservation grants for manufactured-home communities through July 11, 2033. Because factory-built housing is largely built off site and can be faster to deliver, these reforms matter most in rural Nevada and exurbs like Pahrump.

Will the October 2026 executive order remove PMI from my current mortgage?

No. Section 2 of Executive Order 14438 covers only Fannie Mae and Freddie Mac loans made after FHFA sets up its pilot, and the order gives no start date. On a loan you already have, the Homeowners Protection Act still applies: you can ask to cancel when the balance is scheduled to reach 80% of the home's original value, and the servicer must end it automatically when the balance is scheduled to reach 78%. If Fannie Mae owns the loan, you can also ask for a current-value review with a new valuation once the loan is two years old. FHA loans follow different rules.

Should I buy a Las Vegas home now or wait for the Act to take effect?

For most buyers, now. Supply sat at about five months in September 2026, up from roughly four a year earlier, giving you negotiating room that did not exist in 2022. The Act's buyer-friendly financing reforms would, if anything, expand competition later, tightening that window. Waiting for a law whose main programs are still being set up and funded means paying today's prices later with more buyers in the pool. Get pre-approved and shop the real market now.

Which Sources Inform This Nevada Housing Guide?

This guide draws on the enacted statutory text, Congressional Research Service reports, nonpartisan policy analysis, federal agency data, and local Nevada market reporting. Every statutory provision, federal-land figure, and market statistic here was rechecked against these sources on October 23, 2026; the October 22 executive order section, the Nevada manufactured-housing deadline, the dates table and the October 29 mortgage rate were checked against their sources on October 30, 2026. Figures are rounded for readability; confirm current numbers before making a transaction.

• GovInfo — Public Law 119-101, 21st Century ROAD to Housing Act (enacted text)
• Congress.gov — H.R. 6644 actions and votes
• Congressional Research Service — The 21st Century ROAD to Housing Act (P.L. 119-101), R49354
• Congressional Research Service — Federal Land Ownership: Overview and Data, R42346
• Bipartisan Policy Center — Section-by-section summary of the final law
• Bipartisan Policy Center — Explainer on the March 2, 2026 draft
• House Financial Services Committee — Senate passage statement (June 22, 2026)
• Federal Register — Treasury proposed rule on large institutional investor purchases, 91 FR 66799
• Federal Register — Executive Order 14438, Decreasing Housing Costs for the American People, 91 FR 68007 (October 28, 2026)
• The White House — Fact sheet on the October 22, 2026 housing-cost order
• Greenberg Traurig — Executive order addresses mortgage insurance and title insurance costs (October 28, 2026)
• Ballard Spahr Consumer Finance Monitor — Another housing cost executive order (October 26, 2026)
• American Banker — Title, MI, VA loans: which Trump order pieces pay off (October 26, 2026)
• CFPB — When can I remove private mortgage insurance from my loan?
• Fannie Mae Servicing Guide — B-8.1-04, Termination of Conventional Mortgage Insurance
• FHFA — Title Acceptance Pilot FAQs
• eCFR — 7 CFR part 3550, USDA Section 502 direct single-family housing loans and 42 U.S.C. 1490a, payment assistance (Cornell LII)
• USDA Rural Development — Single-family housing property eligibility map (checked October 30, 2026)
• U.S. Department of Veterans Affairs — Native American Direct Loan, tribes with NADL agreements and VA-backed purchase loans, plus the Bureau of Indian Affairs list of federally recognized tribes (January 30, 2026)
• Nevada Legislature — NRS 489.113, manufactured home defined and Nevada Constitution, Article 4, Section 2
• Freddie Mac — Primary Mortgage Market Survey, October 29, 2026
• NPR — Congress passes housing affordability bill
• NPR — Trump puts major housing bill on hold
• CNN — Trump cancels signing of housing bill
• Time — What to know about the landmark housing bill
• Bureau of Land Management — SNPLMA land sales auction FAQ (December 16, 2025)
• Bureau of Land Management — Affordable housing reservations in the Las Vegas Valley
• Department of the Interior — Interior and HUD action for Nevada housing (August 2023)
• HUD USER — Federal land brings senior housing to Las Vegas
• Rep. Susie Lee — AACE Act signed into law (January 2025)
• Northern NV Now (formerly EDAWN) — RCG Economics Northern Nevada vacant land study (December 2021)
• The Nevada Independent — Will federal land release help Nevada's housing crisis?
• Las Vegas Review-Journal — Why the federal government controls most of Nevada
• Fox5 — Las Vegas REALTORS September 2026 report
• Las Vegas REALTORS — housing market statistics