Should we be comfortable with the surge of hedge funds and real estate investment trusts buying up single-family homes and turning them into rentals? What happens to families who just want to buy one house and build a life there? The question is more than theoretical. It is reshaping the foundation of what was once called the American dream.

Jonathan Lansner of the Southern California News Group recently used a property analytics program called BatchData to uncover who actually owns homes across Southern California. 

One of his reviews covered 3.8 million single-family houses in Los Angeles, Orange, Riverside, San Bernardino, San Diego, and Ventura counties. What he found was striking. Investors own 637,314 of those homes, about 17 percent of the region’s single-family housing. 

Statewide, investors hold 19 percent of single-family homes. Nationally, the figure is now about 20 percent and has been climbing fast since 2020.

In California, that translates to 1.45 million homes owned by investors. While 91 percent of these owners are smaller-scale landlords with five or fewer properties, the remaining 9 percent represent a growing class of institutional buyers. Hedge funds, private equity firms, and real estate investment trusts are targeting entire neighborhoods, especially in lower-cost areas where they can buy distressed homes, renovate them, and rent them out at high rates. This has created a trend known as “corporate tech landlordism.”

Back in 2011, no company owned more than 1,000 single-family rentals nationwide. By 2022, large institutional investors controlled about 700,000. Analysts expect that number to reach 40 percent of all single-family rentals by 2030.

This shift has profound implications for both housing prices and household stability. Since early 2020, U.S. home prices have surged 47 percent. The national median single-family home price grew to five times the median household income in 2024.

In California, the monthly cost of a mid-tier home has risen 82 percent, reaching over $5,900 a month as of June 2025, while wages have grown just 23 percent.  

The result is a market where even solidly middle-class families are priced out.

In June 2025, a household needed to earn about $237,000 a year to qualify for a mortgage on a mid-tier California home. That is more than double the state’s median household income of $96,500 in 2023. Even the least expensive homes in California now require roughly $145,000 in annual income to finance. With mortgage rates still high, more people are being pushed into the rental market, exactly where corporate landlords make their profits.

The number of renter households has exploded. According to the Census Bureau’s Housing Vacancy Survey, the renter population grew by 408,000 in 2023 and by another 848,000 in 2024. As rents rise faster than wages, it becomes harder for renters to save for a down payment. That means fewer buyers, more renters, and more incentive for investors to keep buying homes.

This has all created a cycle that feeds itself. The more homes Wall Street owns, the fewer opportunities there are for families to buy. The fewer families who buy, the more renters the market produces. Each new lease signed is another reminder of how much the goalposts have moved.

It used to be a lot simpler. You saved up for a down payment, paid your bills on time, earned a decent credit score, and went to a bank that would lend you most of what you needed at a decent interest rate. With a 30-year mortgage and a steady job, you could make it work. Now that path feels like a relic.

Homeownership is an undisputed path to stability and a way for middle-class families to build a future, but when houses become investment vehicles instead, something essential gets lost. The question is whether a society can thrive when so many of its homes are owned by corporate investors instead of by the people who live in them.