Expands affordable housing by funding new HUD grant programs for local land‑use reforms and housing construction/acquisition, with strong affordability rules, anti‑displacement planning, and prevailing‑wage labor standards. Creates a national down‑payment assistance program for first‑time, first‑generation buyers, including outreach, counseling, and funding through FY2025–2034.

Strengthens fair housing by adding protections for gender identity, sexual orientation, marital status, source of income, and veteran status, and requires regional planning to increase access to high‑opportunity neighborhoods. Increases accessibility in HUD‑funded housing by doubling required accessible units. Separately, tightens estate and gift tax rules by lowering the estate tax exclusion and adding a surtax on very large estates, with various effective dates.