Business
Big investors have been fleeing for-sale housing market, even before Trump ordered ban
In an aerial view, two-story single family homes line the streets on Jan. 14, 2026 in Thousand Oaks, California.
Kevin Carter | Getty Images
Legislation to ban institutional investors from buying single-family homes to rent is making its way through Congress, but many of them are already selling thousands of homes — and have been for two years.
Research from housing data and analytics firm Parcl Labs shows that the largest investors are now net sellers of homes.
In every major metropolitan housing market, investors make up a larger share of for-sale listings than they do of the total housing stock. In some cities, like Dallas, Philadelphia and Houston, they are selling most aggressively. Dallas investors own 9.2% of the housing stock but account for 22.8% of new for-sale listings.
FirstKey Homes appears to be most motivated, with more than twice the listings of its peers, according to Parcl. It is also offering much deeper price cuts, an average 10% off original list prices, and is reducing prices about every 20 days.
“It’s a volatile housing market, and folks are trying to take risk off the table,” said Jason Lewris, co-founder of Parcl Labs. He noted that rents are not holding up relative to what investors can get if they sell.
“So it’s better risk-adjusted returns to just get that cash and see how things pan out,” he said.
In its latest quarterly earnings release for the fourth quarter of 2025, Invitation Homes, one of the largest publicly traded landlords, reported that all 368 of its wholly owned acquisitions were newly constructed homes purchased from various homebuilders. It reported selling 315 existing homes.
For the full-year 2025, Invitation reported “almost all” of its 2,410 wholly owned acquisitions were bought through homebuilder relationships, while it sold 1,356 wholly owned homes, “frequently to families purchasing for their own use.”
In an effort to make housing affordable, in late January, President Donald Trump signed an executive order aimed at restricting large, institutional investors from buying single-family homes to use as rentals. He put an exemption on purchasing new construction specifically built as rentals.
The White House later sent proposed legislation to Congress, saying investors owning more than 100 single-family homes would be banned from buying any more, but didn’t have to sell what they have. Senate and House bills have different volume thresholds for what constitutes large investors, but they are not far apart.
To put this in perspective, single-family rentals make up roughly 10% of U.S. housing stock, and the vast majority, 80%, are owned by so-called mom-and-pop operators, with fewer than 10 homes each, according to analysis from Bank of America. Smaller investors, those who own between 10 and 1,000 homes, make up 17% of landlords. Large institutional investors who own more than 1,000 homes make up just 3% of the single-family rental market.
The numbers, however, are coming down.
Investors initially flooded the market after the subprime mortgage crash that led to the Great Recession. Home prices in some markets dropped by half, and foreclosures soared. Investors bought the homes at bargain prices and turned them into lucrative rentals.
As the markets recovered, there were fewer entry-level homes for sale to owner-occupants, because investors focused on that segment. In some cities, like Atlanta, regular buyers couldn’t compete with investors, who usually came carrying cash. Some neighborhoods are nearly fully investor owned.
But by 2022, even before Trump took office for the second time, investors were already in retreat, buying fewer homes, according to Parcl. Selling accelerated in late 2024, with investors in Atlanta now selling nearly two properties for every one they buy.
The next frontier
Investors are now pivoting to build-for-rent.
Much of the net selling shift over the past few years was a natural process of recycling capital, according to Rick Palacios, director of research at John Burns Research and Consulting.
“Home prices ran up post-2020, and many single-family rental investors sold assets into a rising home price backdrop, then redeployed capital into higher-yielding build-to-rent versus buying on resale at those very high prices and elevated borrowing costs for investors, too,” Palacios said.
Builders also adjust their prices in real time, he noted, while resale sellers don’t.
“This offered opportunities for investors to purchase at discounts from builders,” he added.
Invitation Homes has been buying homes from builders like Lennar but, in January, announced it had acquired Atlanta-based ResiBuilt Homes, a build-to-rent developer in high-growth markets across the Southeast. ResiBuilt was delivering about 1,000 homes per year, but Invitation Homes expects to expand that.
“One of the most constructive ways we can help is by adding more homes to the markets we serve,” said Dallas Tanner, CEO of Invitation Homes, on an earnings call last month with analysts. “While our home-builder partnerships have supported that effort for years, our acquisition of ResiBuilt expands it even further and improves our control over cost, product quality and delivery pace.”
AMH, formerly known as American Homes 4 Rent, meanwhile, has been building entire rental communities itself for several years. In its latest fourth-quarter earnings release, CEO Bryan Smith said, “Since the inception of our ground up development program, we have contributed over 14,000 newly built homes to the nation’s housing stock. Our results in 2025 and outlook for 2026 reflect continued focus on expanding the nation’s housing supply, elevating the resident experience, and creating value for all our stakeholders.”
Business
Asian stocks today: Markets inch higher mirroring Wall Street gains; Kospi jumps 10%, Nikkei up 1,400 points – The Times of India
Asian stocks inched higher on Thursday, after days of trading in red amid ongoing Middle East tensions. This comes as equities were lifted by a rebound on Wall Street as oil prices paused their recent spike and economic updates painted a more positive picture of the American economy. In South Korea, Kospi hit a pause on its downward rally to add a whopping 10% or 513 points, to reach 5,606. Japan’s Nikkei 225 also climbed 2.7% to 55,713. Hong Kong’s HSI also traded in green, rising 353 points to 25,603 as of 9:10 am. Shanghai and Shenzhen added 0.9% and 1.7% respectively. Gains elsewhere in the region were more modest. Australia’s S&P/ASX 200 added 0.3% to 8,927.20, while New Zealand’s benchmark index moved 0.9% higher. In contrast, US futures indicated a subdued start ahead. Futures linked to the Dow Jones Industrial Average were almost unchanged, while S&P 500 futures ticked up 0.2%. The S&P 500 advanced 0.8% on Wednesday, clawing back much of the decline seen since the onset of the Iran conflict. The Dow Jones Industrial Average rose 0.5%, and the Nasdaq Composite outperformed with a 1.3% gain. Globally, market sentiment has remained sensitive to developments in the Middle East, with oil price swings continuing to steer trading direction. Crude prices eased during Wednesday’s session. Brent crude briefly moved above $84 a barrel before settling at $81.40, roughly matching the previous day’s level. US benchmark crude edged up 0.1% to finish at $74.66 per barrel. By early Thursday, however, oil was on the rise again. Brent crude climbed 2.4% to $83.32 per barrel, while U.S. benchmark crude jumped 2.5% to $76.53 per barrel.
Business
China sets lowest economic growth target since 1991
It is also the first time the target has been lowered since it was cut to “around 5%” in 2023.
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China takes ‘high stakes’ tech race up a notch with US as economic imbalances worsen | The Express Tribune
Premier Li Qiang said ‘multilateralism, free trade are under severe threat’, 7% increases in the defence budget, R&D
Chinese Prime Minister Li Qiang. PHOTO: ANADOLU
China on Thursday vowed to deepen investment in high-tech industries and scientific innovation, framing them as essential to bolstering national security and self-reliance amid rising geopolitical tensions and an intensifying rivalry with the US.
At the opening of the annual parliament meeting, Premier Li Qiang praised China’s ability to withstand US President Donald Trump’s tariff hikes, but said “multilateralism and free trade are under severe threat” and announced 7% increases in the defence budget and in research and development.
Li acknowledged an “acute” imbalance between strong supply and weak demand, subdued market expectations, and ongoing risks from a persistent property-sector downturn and high local government debt.
These challenges have pushed Beijing to set a slightly lower growth target of 4.5%–5% for this year, down from last year’s 5%, which was met largely through a one‑fifth surge in its trade surplus to a record $1.2 trillion.
China’s 15th five-year plan, as widely expected, pledged investments in innovation and industrial upgrading, as well as a “notable” – but unspecified – increase in household consumption as a share of economic output.
The combination of a lower growth target and higher outlays on research and strategic industries underscores Beijing’s bet that technological upgrading- not consumption – will drive its next phase of development despite growing structural pressures.
Last year’s trade punches with the Trump administration, which briefly escalated to embargo-like conditions of triple-digit tariffs, also showed the importance of its supply chain dominance as leverage.
“China’s government remains laser-focused on spurring technological breakthroughs and high-tech investment,” said Fred Neumann, chief Asia economist at HSBC. “In part, this is motivated by competition with the United States for control over the technologies of the future.”
“Many international observers may be left disappointed, therefore, by slower progress in rebalancing the economy away from investment towards consumption.”
China invests 20 percentage points of GDP more than the global average, while its households spend roughly 20 points less – a state-controlled, debt-driven development model that creates industrial overcapacity and fuels trade tensions abroad and deflationary pressures at home.
“The rebalancing challenge that China faces, and that will take years to achieve, is implicitly acknowledged by a weaker growth target for the coming year,” Neumann added.
The five-year plan aims to raise the value-added of “core digital economy industries” to 12.5% of GDP and roll out new policies for an integrated national data market and establish a system for AI security risk prevention.
These goals reflect President Xi Jinping’s vision of developing “new productive forces” to escape the middle-income trap, counter the demographic downturn, and enhance national security by insulating China from US export controls.
China pledged support for “breakthrough” developments across a range of industries, from farm seeds and biomedicine to areas at the cutting-edge of science, such as machine-brain interfaces. State-owned enterprises were urged to create demand for made-in-China technology like semiconductors and drones.
But the five-year plan also lists new ambitions in areas China already dominates. While accounting for 85% of the electric vehicle charging stations in the world, China aims to double their number within three years.
In AI, Beijing promised to build out “hyper-scale” computing clusters supported by cheap and abundant electricity.
“Beijing is trying to manage a ‘controlled glide’ in growth while building a new economy based on technology rather than property,” said Andy Ji, Asian FX & rates analyst at ITC Markets.
“It is a high-stakes rebalancing where the government is betting the house on AI and advanced manufacturing.”
Steady stimulus plans
Economists say a lower growth target allows Beijing to experiment with adjustments to industrial overcapacity, which could lead to some factory closures and job losses, but cautioned that this did not mean a departure from its production-focused growth model.
The US Supreme Court’s decision to strike down some of Trump’s tariffs and expectations that a meeting between the two countries’ presidents later in March could stabilise relations in the short term, bode well for such adjustments.
“The bigger context here is the China-US competition, but this year is the trade truce,” said Dan Wang, China director at Eurasia Group.
“It seems that China is taking advantage of this year to do some structural reform, which is the right direction for the economy in the long term, but it also means in the short term, the job market pressure is way higher.”
In terms of stimulus, China plans a budget deficit of 4.0% of GDP and has set special debt issuance quotas at 1.3 trillion yuan ($188.5 billion) for the central government and 4.4 trillion yuan for local authorities – all unchanged from last year.
China pledged to raise minimum monthly pensions by 20 yuan per person and basic medical insurance subsidies for rural, non-working people by 24 yuan – marginal, rather than structural, moves. It said it wants to increase education spending, subsidise childcare and reform public hospitals, acknowledging the demographic downturn.
Yuan Yuwei, fund manager at Trinity Synergy Investment, warned that China’s growth and policy aims for this year, prepared at the end of 2025, do not take into account the US-Israeli attacks in Iran.
“That’s very negative to China, which counts the Strait of Hormuz as a crucial trade route,” said Yuan.
($1 = 6.8969 Chinese yuan renminbi)
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