"President Trump just signed an
executive order intended to reduce housing costs by imposing a
government ban on private equity firms and institutional investors from
participating in the single-family homes marketplace. Not only does this
proposed overreach interfere with market forces that want to spur more
investment in housing, and increase supply, but it will do little to
improve housing affordability.
It is a perfect example of the adage: don’t just do something; stand there. Renters would be better off without this proposal.
At present, only 3% of all single-family homes are
owned by institutional investors. Forcing those investors to sell, or
blocking new ones from entering the market, would do little to lower
prices. In fact, investment in housing helps increase supply. When you
cut off investment, you get less construction and fewer homes. When
supply falls, prices rise. It’s that simple.
Trump states, “People live in homes, not
corporations.” True enough. But the main point of having investments in
housing is so investors can rent them out, such that only “people in
live [those investment] homes, not corporations.”
Moreover only “people” invest in investment
firms, so why is government excluding whole groups of people from
investing more in housing markets? Banning institutional investors or
private equity firms from investing in housing makes as much sense as
banning institutional investors or private equity firms from investing
in stocks.
Consider this analogy from fractional, and
often institutional, ownership of companies (ie, the stock market): If I
want to invest in high tech, I could show up in Silicon Valley to buy
an entire company, but the only problem is I don’t have a trillion
dollars sitting around. Even if I could afford it, I do not want to buy
all of a small firm.
Instead, stock markets allow millions of
people like me to invest small amounts of money to own a small fraction
of a company. I can buy just one share through my stockbroker or even
through a mutual or index fund that holds small pieces of many
companies. Private equity brings many investors and even the richest
investor Elon Musk needed to use private equity when he led a team of
investors to purchase Twitter.
Private equity and institutional
investments are simply a set of tools and ownership structures
that people use to expand investments. Private equity and
institutional investments also make markets run more smoothly, and that is good for everyone.
The same holds true for real estate, and we should be encouraging more investment in the real estate industry not less.
Economists recognize that at present many
zoning laws interfere with the supply of housing and that drives prices
more than where they should be. Another set of problems arises with
Mamdani-style price controls on housing that encourage landlords to
invest less in their housing and sometimes even abandon their housing.
But the solution is to reduce those government restrictions, not to reduce investments in housing.
I personally have benefited from private
equity firms investing in housing on more than one occasion. When I
moved to Hartford 18 years ago, I did not want to pony up a few hundred
thousand dollars for a home when I was unsure where I wanted to live.
Instead, I had the benefit of interacting with a Boston-based private
equity firm that had gathered institutional money and built the tallest
residential building in Connecticut. All I had to do was show up with
one month’s rent deposit.
I was always grateful for that private
equity firm, and at the beginning of each month I would write them a
thank you card in the form of my rent. I, paying customer,
benefited them and the private equity funded landlord who fronted all
of the costs benefited me. Denying the idea that investments can be
mutually beneficial for investors and consumers is entering Mamdani
territory.
Would Trump retroactively apply this new
ban on institutional investments to the residential projects he worked
on in the past? I imagine that at least some, but more likely most, of
Trump led real estate projects involved him lining up investors
including institutional ones to pay for the costs up front and ideally
get compensated with profits later. That’s the American way.
The people who live in apartments,
multi-family, or single-family homes made possible by institutional
investors and private equity real estate funds all benefit. Adam Smith’s
invisible hand coordinated the investors, architects, builders, and
workers spending years getting the property in great shape for me and
all of my neighbors. We should not ban investments and institutional
investing in real estate and instead be grateful for what they do."