"Corporations" is meaningless in this context. If you want to own a rental home in the US, you should set up an LLC, both for liability reasons and because it makes it easier to deal with taxes and expenses.
In the parts of the country I lived in, I've never seen big corporations own single-family rentals en masse. They usually go for apartment complexes, which are far more profitable if you have the capital to buy / build one. Commercial real estate too.
If you click around your neighborhood, a lot of single-family homes are owned by living trusts and "Bob & Kate" LLCs, but that doesn't mean there's any hedge fund money involved.
Just to reinforce this, the last place I lived in was owned by a corporation...of one man, who lived a town away in a modest house and worked as a paper pusher by day.
There are well over a million homes in the metro Atlanta area. If the top three owners have less than 4% of a market, need if they act in a completely coordinated manner they have approximately zero market power.
How so, could you explain that a bit? I could see them causing a price dip or spike in purchase prices if they bought or sold all at the same time, but that would affect their own prices that they pay or receive, right? What is the market manipulation with 4% of housing stock?
Houses are unique and have irreducible transaction costs which makes the market for them very inefficient and slow relative to a commodity. For one example, if you are in the market for a 3-bedroom house with a garage, the market is already segmented much more narrowly than can be the case in an efficient market like that for a commodity. If you have to move into one as soon as possible for a new job, and you know closing will take a minimum of 3 months, the market for your prospective houses is going to be extremely small without even factoring in other distinctive characteristics like driving distance and schools. 4% of the aggregate market may represent 25-30% of your “market” nonetheless.
Thanks for that! I guess I don't see how there could be market manipulation without also damaging the manipulator, especially in a market that is as transparent as housing, with nearly every sale being at a public price.
Rental manipulation is much much easier, and probably more prevalent. But unfortunately the price-gouging lawsuits from using software to share pricing information have been settled with the landlords paying peanuts.
I'm not sure deliberate manipulation per se, but the market would be warped by a single participant that owned 4% of the aggregate market. This is especially true if that participant didn't adhere to the normal holding periods and purchasing rationale as the remainder of the market participants. Consider that market manipulation concerns are (some of) the reasons significant holders (>= 5%) of even extremely liquid public companies are required to publicly report ownership and ownership changes.
This assumes that the entire market is for sale at a given time, which is not true. If you have 3 kids and two parents who need to drive to work, there may be only a single digit number of viable houses for sale at a given time in your school district.
> e never seen big corporations own single-family rentals en masse.
I just sold a house to a big corporation that owns about 12,000 homes. There's a whole industry for enabling these buys, opendoor, offerpad, etc... It's usually a wash selling your home as is to a wholesale deal vs. prepping your home and selling it, the difference being done about 60-90 days faster than via retail.
The company I sold to already owned four houses on my street. It's crazy.
I could have a principle and live in a falling apart money pit in a declining neighborhood or move to a brand spanking new home in a neighborhood on the way up.
Part of the problem is how hard it is to sell a home in the first place. I'm not interested now, but for a while I was looking at needing to move states, and that was going to involve selling my home and buying (or renting) in the new location. And all the math was saying that anything other than getting really lucky with a sale just before moving was going to cost me a LOT of extra money and be a drain and a hassle on top of all of the stresses involved with moving to a completely new state.
I really hate the idea of selling to these "we'll buy your home fast" shops, but I have to be honest that had I needed to make that move, it would have been a very real possibility.
That's not really meaningless though. You just explained in more detail some attributes of corporations, many of which are precisely the things many people are criticizing when they criticize the fact that corporations own lots of housing. Of course we all know that there are still humans behind the corporations.
Depends on how unique your legal name is. Buying your own home as an individual creates a public record with your address and your name. This gets ingested by lots of people search websites like https://www.fastpeoplesearch.com/ (which I have used). But if your legal name is really common, it would be harder for anyone else to deduce which one is actually you.
For what it's worth, I just searched that site you linked with my name and the zip code I lived in for the first 18 years of my life, and it seems to have a pretty muddled view of who I am. It has my correct age, full legal name, and current address, as well as two of my past apartments and my address for those 18 years where I lived in the zip code I searched, but it also lists my parents current home that they bought over a decade after I had permanently left that state in a city I've never lived in. The landline number it lists is the number my parents had at the house I grew up in, but they don't even use it now, and it wouldn't have been an effective way of reaching me since I used to live at that house, and the mobile number it lists is one I've never seen in my life. For family members, it lists one of my brothers and parents, but not my other brother or either of my two living maternal grandparents, although it has a strangely long list of names I've never heard of, some of whom have my mother's maiden name but aren't my grandparents or any of my relatives with that name who I'm aware of, as well as a bunch of people whose names I don't recognize with last names I'm not aware of being in my family tree.
I'm not saying that site isn't potentially useful as a starting point to find out some stuff, but it hardly seems worth influencing a major decision like what legal entity to purchase a home with.
(edited to add): It also says there's no public record of me being married, which definitely is not the case. My wife literally co-owns and also lives in the house it lists me as living in (and has the correct purchase date for it), so you'd think that whatever algorithm is used to build the dataset would be smart enough to see if there's any other ways we're legally tied together. It also says it doesn't have any records of business associations I have when last year I registered a single-member LLC for contract work last year. The LLC literally has the same name as me followed by " LLC", because apparently no one else had registered that before in my state, which at least gives some evidence that my name isn't overwhelmingly common.
I'm not saying it's not worth trying to buy a house in a way that ensures privacy. I'm saying that there are probably better ways to consider the risks than looking at a site like this when it literally shows more people I've never met or even heard of than people actually related to me.
If someone is concerned about being stalked, they certainly should consider how to protect themselves if they're purchasing a home, but that would be equally true even if sites like this didn't exist. For someone who isn't otherwise already considering using an LLC to purchase a house for other reasons, I don't think a site like this is worth taking into account.
This suggests that a single-family home is generally a bad investment. Maybe not if you're living in the house yourself (no renter-landlord inefficiency), but still idk. Could make more sense in certain areas where all the value is in the land.
It's segmented. If you don't have a whole lot of capital but want to invest in real estate, you buy a rental home or two.
If you do have a lot of capital ($100M+), you don't, because you can spend that money to build or buy an apartment complex that gives you something like 5x as many tenants per dollar spent. And is cheaper to maintain in the long haul.
LLC may be a type of corporation but when people complain about corporations buying up homes they really mean C-corps, not LLCs owned by Uncle Bob who likes to flip houses.
Right, and when people share stats such as "60% of homes are owned by corporations", they're either clueless or are trying to deliberately muddy the waters.
But is that Big Money Private Equity or "took a class from that Rich Dad, Poor Dad guy who said we should create a company and invest in real estate" corporation?
Having personal experience here, I'll take the company owning 10,000 homes over the rich dad any day. That rich dad is desperate, incompetent, and breaks tenant law all the time, ie chaotic evil. The corporation is lawful evil instead which can at least be planned for.
Looking at Google, I see this press release for a 2024 study says that "3 companies own nearly 19,000 metro Atlanta homes" across 190 LLC shell companies: https://news.gsu.edu/2024/02/26/researchers-find-three-compa... (1). But even so, that 19,000 represented 11% of the single-family rental market in the Atlanta metro area, meaning that even if it's 38,000 then we're talking 1 in 5 of the rental homes available in Atlanta, which the article says has many more large investor owned homes than anywhere else in the US- an expert is quoted as saying that it has more than the next 2-3 cities combined for large investors. If that 38,000 is correct (and I only have your quote for that number) then more than 10% of all large investor-owned homes across the country are in the Atlanta metro area, since the Reuters article that this gives large investors (more than 1k homes) a total of 345k rental single-family homes across the US as of 2Q 2025. A 2022 GAO study found that institutional investors owned about 3% of all rental single-family homes across the US.
"Rich Dad" style investors simply own the vast majority of rental single-family homes across the US. According to the bar chart in the Reuters article, investors who own 1-5 single family houses available for rent (the classic dentist who went to a "Make Money in Real Estate" seminar) own 87% of the national market. Looking at the GSU press release, they claim Atlanta is an unusually attractive market for large investors- they particularly call out the lack of tenant protections- and that means that it has concentrated the activity, and it is still not particularly large a part of the market. Enough to dominate some neighborhoods of Atlanta, probably. But the solution is not some nationwide ban by executive order that can't possibly be constitutional, but for Georgia to get better tenant protections so that institutional investors aren't as attracted to the market.
1: I'm going to presume that the 38,000 is from later work finding more shell companies. I also can't read the underlying research article because I am unwilling to pay absurd journal fees.
> For example, corporate landlords own more than 12,000 homes in Paulding and Henry County, accounting for 11.2% and 9.9% of all single-family homes in the counties.
You need to read up on the difference between a charge, a crime, and a conviction.
You are found "not guilty" if the prosecution fails to prove their case beyond a reasonable doubt during a trial
. This can happen because the evidence was insufficient, improperly obtained, or the jury was not convinced by the evidence presented. A "not guilty" verdict is not the same as being found "innocent"; it simply means the state did not meet the legal burden of proof required for a conviction
What happened is they did not meet the burden of proof it was assault
Political expert J.C. Polanco, a professor at the University of Mount Saint Vincent in the Bronx, recently told CBS News New York the biggest hurdle Mamdani would face in making free buses a reality is the MTA, because it controls the cost of bus fares.
"[Mamdani] would need the support of those members of the MTA, which means you need the support of the state and those officials that appoint those individuals to the MTA," Polanco said.
He added that, because congestion pricing is the law of the land and the transit agency has a massive deficit, he believes the odds of New Yorkers getting to enjoy free buses are "slim to none."
>As mayor, he would need the help of Gov. Kathy Hochul and the state Legislature to raise taxes.
That is a plan, and an explanation of how it will be paid for. We can argue over whether it gets done, but New Mexico just passed universal childcare [1], and Colorado just passed legislation to raise taxes on high earners for universal school lunches [2]. I am so tired of hearing what cannot be done politically on a startup/VC forum where almost everyone's startup or business attempt fails except a select few, and yet everyone still maintains a shared delusion of broad success out of survivorship bias and that "this is the way.". Like, what is broken in the mental model? "It always seems impossible, until it's done."
>A church is literally a place for mass assembly, while a liquor store or dispensary can easily be configured for social distancing, i.e. only let up to N customers in the store at a time depending on the size.
This logic makes 0 sense. Churches have the same capabilities to reconfigure, if not more most of them are just one big room. The same capabilities to limit patrons if it was required. They could split services and space the people out, or only let in N numbers of people as you suggested
A liquor store or dispensary functions just fine with as low as 3-5 customers in the store. A church with only 3-5 patrons allowed at a time is effectively closed for most purposes.
https://www.wsbtv.com/news/local/henry-county/3-companies-ow...
|“I’d say at least 60 percent of the homes around here are owned by corporations,” Clark said.
reply