H.R. 10883House119th Congress (2025-2027)In Committee

American Home Mobility Act

To amend the Internal Revenue Code of 1986 to provide for nonrecognition of gain or loss on like-kind exchanges of certain residential real property, and for other purposes.

AI-Generated Summary

Updated October 29, 2026 at 3:51 AM UTC

The American Home Mobility Act changes the tax code so that homeowners can swap their primary residence for another home without recognizing a gain or loss for tax purposes. It applies only when the home being exchanged has been the taxpayer’s principal residence for the past 30 years and the new property will also be used as a principal residence. The rule takes effect for exchanges completed after December 31, 2026.

Key Provisions

Amends Section 1031 to add a new category of like‑kind exchanges that includes residential property used as a principal residence.
Requires that the exchanged home has been owned and used as the taxpayer’s principal residence for the 30‑year period before the exchange.
Requires that the property received in the exchange is also to be held and used as the taxpayer’s principal residence.
Updates headings and table of sections to reflect the new “or held for use as principal residence” language.
Sets the effective date for these changes to apply to exchanges completed after December 31, 2026.

Legislative Activity

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1 earlier action

HouseIntro Referral Latest Action

Referred to the House Committee on Ways and Means.

Ways and Means Committee

October 22, 2026

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HouseIntro Referral

Introduced in House

October 22, 2026

HouseIntro Referral

Referred to the House Committee on Ways and Means.

Ways and Means Committee

October 22, 2026

Bill Text

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Introduced in HouseIssued October 22, 2026

119th CONGRESS

2d Session

H. R. 10883

IN THE HOUSE OF REPRESENTATIVES

October 22, 2026

Mr. Lawler (for himself and Mr. Gottheimer) introduced the following bill; which was referred to the Committee on Ways and Means

A BILL

To amend the Internal Revenue Code of 1986 to provide for nonrecognition of gain or loss on like-kind exchanges of certain residential real property, and for other purposes.

Short title

This Act may be cited as the American Home Mobility Act.

Nonrecognition of gain or loss on like-kind exchanges of certain residential real property

(a)

In general

Section 1031(a)(1) of the Internal Revenue Code of 1986 is amended—

(1)

by striking recognized on the exchange of real property and inserting

recognized on—

(A)

the exchange of real property

(2)

by striking the period at the end and inserting , or, and

(3)

by adding at the end the following:

(B)

the exchange of real property if—

(i)

during the 30-year period ending on the date of the exchange, such property has been owned and used by the taxpayer as the taxpayer’s principal residence (within the meaning of section 121), and

(ii)

such property is exchanged solely for real property of like-kind which is to be held for use as the taxpayer’s principal residence (within such meaning).

(b)

Conforming amendments

(1)

The heading of section 1031 of such Code is amended by inserting , or held for use as principal residence after investment.

(2)

The item relating to section 1031 in the table of sections for part III of subchapter O of chapter 1 of such Code is amended by inserting , or held for use as principal residence after investment.

(c)

Effective date

The amendments made by this section shall apply to exchanges completed after December 31, 2026.