Thailand News Roundup: Diplomacy, Economy, and Society in Focus

Thailand has featured prominently across international media in recent days, with stories spanning diplomatic tensions, security concerns, tourism developments, and major infrastructure projects. This summary consolidates the key themes emerging from recent coverage.

Regional Diplomacy and Border Tensions

Thailand’s relationship with Cambodia remains a central geopolitical storyline, with Chinese President Xi Jinping repeatedly urging both nations to resolve their border dispute through dialogue rather than confrontation. China has also sought to reassure Thailand that tanks being delivered to Cambodia will not be used against Thai forces, reflecting Beijing’s delicate balancing act as a regional mediator. These diplomatic efforts extend to broader discussions on UNCLOS maritime talks and shared Gulf energy resources, though Thailand and Cambodia appear to diverge on how to jointly unlock potentially massive oil and gas reserves in contested waters. For businesses monitoring regional stability, these developments carry significant implications for cross-border trade and investment confidence, a topic frequently covered by Thailand Business News.

Security and Public Safety Incidents

A deadly Bangkok bar fire that killed at least 28 people has prompted a government probe into possible negligence, with Thailand’s Prime Minister personally visiting the site and public debate intensifying around fire safety regulations. Separately, China has requested that Thailand deport a Chinese journalist, a move that human rights organizations warn could expose the individual to persecution—raising questions about Thailand’s role in balancing diplomatic relations with human rights obligations. In another notable case, an alleged Russian FSB hacker who traveled to Thailand now faces a potential 10-year prison sentence in the United States, highlighting Thailand’s continued relevance as a transit point in international law enforcement matters.

Tourism Sector Transformation

Thailand is aggressively repositioning its tourism industry toward sustainability and high-value travelers. The government has set an ambitious target of attracting 33 million international tourists by 2027, paired with a broader sustainable tourism strategy. Partnerships such as the collaboration between AWC and SCB aim to advance sustainable tourism infrastructure, while Thailand is also pursuing high-spending tourist segments more aggressively than in previous years. Notably, the country has scrapped plans to end visa-free entry for Indian tourists, signaling a preference for maintaining open access policies to sustain visitor volumes. Airport modernization is another priority, with Thai Aviation Industries partnering with Edgewater and Amadeus to introduce biometric systems at Suvarnabhumi and Don Mueang airports, enhancing security and streamlining passenger processing for millions of travelers annually, according to Thailand Business News.

Medical tourism is also receiving renewed attention, with Thailand Health Excellence 2026 announcing partnerships with Airbnb and Huawei’s HarmonyOS to offer enhanced services to medical tourists and loyalty program members.

Economic and Trade Developments

Thailand faces mounting external economic pressures, including potential Section 301 risks from the United States over forced-labor concerns in its export sector, alongside broader tariff pressure prompting intensified US trade talks. The country is also bracing for fuel and trade shocks stemming from disruptions along two critical Middle East shipping routes. Domestically, the government has tightened welfare card eligibility, cutting the qualifying population by 28%, reflecting fiscal recalibration efforts. Meanwhile, the Stock Exchange of Thailand has been noted as underperforming relative to regional peers, raising questions about investor confidence.

On a more positive note, China-Thailand economic ties continue to deepen, exemplified by an investment and economic forum in Chengdu and Thailand’s exploration of high-tech partnerships with Chongqing and Sichuan. Automotive investment remains robust, with BYD Thailand surpassing 130,000 cumulative vehicle deliveries and Changan Automobile’s chairman meeting with Thai Prime Minister Anutin Charnvirakul to reinforce the “In Thailand, For Thailand” commitment.

Infrastructure and Sustainability Initiatives

Thailand has approved new measures to boost clean energy markets and is advancing several infrastructure projects, including a 12-billion-baht cruise terminal at Koh Samui and the testing of its first in-house-developed tram and light rail track. The World Bank Group has also extended new support to help Thailand scale low-carbon cities and carbon markets, while a joint China-Thailand meteorological laboratory has launched to improve prediction and early warning of weather disasters—an increasingly urgent priority given forecasts of heavy rain and flash flooding across the country.

Culture, Sports, and Society

Thailand’s cultural profile continues to expand internationally, with a Thai Festival showcasing the nation’s cuisine and creativity in London, and Chiang Mai’s Lanna Heritage advancing toward UNESCO World Heritage recognition. In archaeology, workers excavating beneath a 1,300-year-old reclining Buddha uncovered ancient gold and silver artifacts, while separate digs revealed skeletal remains with 2,000-year-old gold rings.

On the sports front, Thailand’s men’s volleyball team secured bronze at the SEA V Cup after defeating Vietnam, though the women’s team was upset by Cambodia in the semifinals. Additionally, Princess Anne’s visit to meet Thailand’s Queen Suthida in Bangkok underscored continued warm diplomatic ties between Thailand and the United Kingdom.

Conclusion

Thailand’s news landscape reflects a nation navigating complex diplomatic waters while pursuing ambitious economic modernization and tourism growth. From border tensions with Cambodia to sweeping infrastructure investments and cultural recognition efforts, Thailand continues to balance regional stability with domestic development priorities, positioning itself as a pivotal player in Southeast Asian affairs.

Source : Google News – Search

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Claude, the AI chatbot developed by Anthropic, has experienced a series of brief, intermittent service disruptions over the past two days, according to outage-tracking platforms monitoring the service, though the tool has largely remained operational for most users during that period.

According to status-monitoring service StatusGator, Claude experienced several short-lived incidents on Monday and Tuesday, including a period of elevated errors across multiple models beginning at 10:13 a.m. Tuesday that lasted approximately one hour, as well as earlier elevated error periods specifically affecting Anthropic’s Haiku 4.5 model. A separate, brief outage was recorded early Tuesday, lasting roughly 31 minutes, according to the same tracking service. StatusGator’s most recent check, conducted at 11:18 a.m. UTC Tuesday, found the service operational, though the platform noted 59 user-submitted outage reports over the preceding 24 hours.

Scattered reports across multiple tracking platforms

Other outage-monitoring services reported similar, generally minor disruptions. Community discussion boards on DesignTAXI noted rising outage reports on Downdetector beginning around 9:56 p.m. Eastern time Sunday night, with additional reports continuing into Monday and Tuesday. Separately, monitoring service Pulsetic flagged a minor issue beginning around 1:04 p.m. UTC Tuesday, noting that the issue had since been identified with a fix in progress, according to the platform’s tracking data.

By contrast, status-tracking site Entireweb reported that Claude was “operating normally” as of its most recent check Monday, recording 118 user reports over the preceding 24 hours, with only a small number of those reports occurring within the final hour before the check, suggesting any issues affecting the service were relatively contained and short-lived rather than reflecting a sustained, widespread outage.

A pattern of brief, recurring incidents

Data compiled by StatusGator shows Claude has experienced a series of short-duration incidents over recent weeks, most lasting under two hours and affecting specific components or models rather than the service as a whole. Recorded incidents have included issues such as messages failing to send within the Claude AI desktop application, temporary unavailability of chat history and project access, and periods of elevated API error rates affecting specific models, including Anthropic’s Fable 5 and Sonnet 5 systems.

Separately, StatusGator’s tracking of Anthropic’s broader Claude Code product, a tool used by software developers, noted a partial outage affecting several components, including Claude Console, Claude Cowork and claude.ai, though the platform indicated that issue had since been resolved following seven user-submitted reports over the prior 24-hour period.

What typically causes these disruptions

Brief, scattered service disruptions of the kind reported this week are common across major AI chatbot platforms, often stemming from backend infrastructure issues, elevated demand on specific underlying models, or targeted technical problems affecting individual product components rather than the service as a whole. Given the complexity of large-scale AI systems, which typically rely on multiple interconnected models and infrastructure layers, momentary spikes in error rates affecting one specific model or feature do not necessarily indicate a broader systemic failure across the entire platform.

How outage tracking works

Services like StatusGator, Downdetector, Pulsetic and Entireweb rely primarily on a combination of user-submitted reports and automated monitoring systems that continuously check a given service’s response times and availability. Because these platforms depend heavily on real-time user input, the reported scale of an outage can sometimes fluctuate quickly, with report volumes rising and falling within a short window as issues are identified and resolved, or as affected users regain access to the service.

What users experiencing issues should do

Users who encounter difficulties accessing Claude are generally advised to first check whether the issue is specific to their individual device, browser or network connection before assuming a broader service-wide problem is underway. If problems persist across multiple attempts or devices, checking official outage-tracking platforms or Anthropic’s own status page can help confirm whether a wider service disruption is currently affecting other users as well.

A service that has remained largely reliable overall

Despite the scattered incidents reported this week, the overall pattern reflected in tracking data suggests Claude has remained largely operational and reliable for the vast majority of users throughout the period in question, with individual incidents generally resolving within minutes to a couple of hours rather than persisting as extended, widespread outages.

What comes next

As of the most recent available status checks, Claude appears to be functioning normally for most users, with tracking services showing no signs of an ongoing, large-scale outage at this time. Given the recurring pattern of brief, model-specific incidents observed over the past several weeks, users experiencing occasional errors or slow response times may continue to see intermittent disruptions, though historical data suggests such issues have consistently been resolved relatively quickly rather than developing into extended service outages.

Digital transformation is no longer a future ambition—it’s a present-day necessity. Organizations across every industry are adopting artificial intelligence to improve decision-making, automate repetitive work, personalize customer experiences, and uncover new business opportunities. Yet many companies discover that purchasing AI tools is the easy part. The real challenge lies in preparing the organization itself to embrace change.

Successful AI adoption isn’t driven solely by technology. It depends on leadership, culture, processes, and people. Companies that thrive understand that becoming AI-ready is an organizational transformation rather than a software implementation. Leaders who recognize this distinction position their businesses for long-term success while avoiding costly mistakes that often accompany rushed digital initiatives.

One of the biggest misconceptions about AI is that it simply replaces existing workflows. In reality, it reshapes how teams collaborate, communicate, and solve problems. Just as businesses rely on the best video maker online to simplify creative production without replacing human creativity, AI works best when it enhances employees’ capabilities instead of attempting to replace them entirely. The goal is to empower people with smarter tools while allowing them to focus on strategic thinking, innovation, and meaningful customer interactions.

What Does It Mean to Be AI-Ready?

An AI-ready organization has more than modern software or powerful hardware. It possesses the mindset, infrastructure, and leadership needed to continuously adapt as technology evolves.

Being AI-ready typically involves:

• High-quality, accessible business data
• Clear strategic objectives for AI initiatives
• Employees who understand and trust AI tools
• Leadership committed to responsible innovation
• Processes that encourage continuous learning

Organizations that skip these foundational elements often struggle with disappointing AI projects, despite significant investments.

Leadership Sets the Direction

Technology initiatives often succeed or fail because of leadership rather than technical capability. Employees naturally look to executives and managers for guidance during periods of change.

Strong leaders don’t simply announce an AI strategy—they communicate the purpose behind it.

Instead of saying:

“We’re implementing AI because everyone else is.”

Effective leaders explain:

“We’re adopting AI so our employees spend less time on repetitive tasks and more time solving meaningful customer problems.”

That subtle difference creates alignment instead of uncertainty.

Transparent communication also reduces resistance. Employees are more likely to embrace AI when they understand how it supports their work rather than threatens their roles.

Build a Culture That Welcomes Change

Digital transformation isn’t a one-time project. It’s an ongoing evolution that requires flexibility across every department.

Organizations with adaptable cultures share several characteristics:

They Encourage Experimentation

Not every AI initiative will succeed immediately. Teams should feel comfortable testing ideas, measuring outcomes, and learning from failures without fear of punishment.

Small pilot programs often produce valuable insights before larger investments are made.

They Reward Learning

Technology evolves quickly. Continuous education helps employees stay confident rather than overwhelmed.

This may include:

• Internal workshops
• Online certifications
• AI awareness sessions
• Cross-functional knowledge sharing

Companies that invest in learning often see higher employee engagement throughout transformation efforts.

Data Is the Foundation of AI

AI systems are only as effective as the information they receive.

Before launching sophisticated AI initiatives, organizations should examine their data quality.

Questions leaders should ask include:

• Is our data accurate?
• Are departments using consistent information?
• Can teams easily access the data they need?
• Are privacy and security standards in place?

Poor data leads to unreliable AI recommendations, reducing trust throughout the organization.

Investing in data governance early prevents larger problems later.

Empower Employees Instead of Replacing Them

One of the biggest fears surrounding AI involves job security.

Forward-thinking organizations address this concern directly.

Rather than positioning AI as a replacement, they present it as a productivity partner.

For example:

A customer service representative can use AI to summarize conversations before responding to customers.

A marketing specialist can generate content ideas faster while still applying human creativity and brand judgment.

A financial analyst can automate repetitive reporting while dedicating more time to strategic planning.

These examples demonstrate that AI amplifies expertise rather than eliminating it.

Create Cross-Functional Collaboration

AI initiatives rarely belong to one department.

Successful implementations often involve collaboration between:

• IT teams
• Human resources
• Operations
• Marketing
• Legal
• Finance
• Executive leadership

Each department brings unique perspectives that improve decision-making.

For example, while data scientists may understand algorithms, HR teams understand employee concerns, and legal departments ensure compliance with regulations.

Cross-functional collaboration minimizes blind spots and improves adoption across the business.

Focus on Business Problems, Not Technology

Many organizations become distracted by the latest AI tools instead of identifying the problems they actually need to solve.

A more effective approach starts with business objectives.

Examples include:

• Reducing customer response times
• Improving demand forecasting
• Increasing employee productivity
• Detecting fraud more efficiently
• Personalizing customer experiences

Once the business challenge is clearly defined, selecting the appropriate AI solution becomes much easier.

Technology should always support strategy—not replace it.

Responsible AI Builds Long-Term Trust

As AI becomes increasingly integrated into business operations, ethical considerations become more important.

Responsible AI practices include:

Transparency

Employees and customers should understand when AI contributes to decisions.

Fairness

Organizations should regularly monitor AI systems for bias and unintended discrimination.

Privacy

Customer and employee data must be handled responsibly and securely.

Accountability

Humans should remain responsible for significant decisions, especially in hiring, healthcare, finance, and legal processes.

Companies that prioritize responsible AI strengthen trust among employees, customers, and stakeholders.

Measure Progress Beyond ROI

Financial returns matter, but they’re only one indicator of successful transformation.

Leaders should also monitor:

• Employee adoption rates
• Customer satisfaction
• Productivity improvements
• Process efficiency
• Innovation outcomes
• Training participation

These metrics provide a broader understanding of organizational maturity.

Transformation is ultimately about creating sustainable improvements rather than achieving short-term financial gains.

Learn from Real-World Success

Many leading organizations began their AI journey with relatively modest initiatives.

A manufacturer might first use predictive maintenance to reduce equipment downtime.

A retailer may introduce AI-powered inventory forecasting before expanding into personalized shopping experiences.

A healthcare provider could automate appointment scheduling before implementing advanced diagnostic support.

These gradual successes build confidence, develop internal expertise, and create momentum for larger transformation projects.

Organizations that attempt to overhaul every process simultaneously often encounter unnecessary complexity and employee fatigue.

Starting small and scaling strategically produces stronger long-term results.

Prepare for Continuous Evolution

AI technology will continue advancing rapidly over the coming years. New models, automation capabilities, and analytical tools will emerge faster than many organizations can fully implement them.

Rather than chasing every innovation, successful leaders establish adaptable systems capable of evolving over time.

This includes regularly reviewing AI strategies, updating employee skills, improving governance, and reassessing business priorities.

Organizations that remain flexible are far better positioned to capitalize on future opportunities while minimizing disruption.

Conclusion

Building an AI-ready organization requires much more than adopting cutting-edge technology. It demands visionary leadership, a culture of continuous learning, reliable data, responsible governance, and a commitment to empowering people alongside intelligent systems.

The organizations that succeed won’t necessarily be those with the biggest technology budgets. They’ll be the ones whose leaders inspire confidence, encourage innovation, and create environments where employees and AI work together to solve meaningful business challenges. By focusing on people as much as technology, businesses can build a resilient foundation for digital transformation that delivers lasting value in an increasingly AI-driven world.

Student loan defaults are up to a record high, with 9.5 million borrowers in default, meaning they are more than 270 days behind on loan payments, according to data from the Office of Federal Student Aid. 

The near-10 million borrowers in default represent a record-high and nearly double the number in default at the nadir of a pandemic-prompted moratorium on student loan payments enacted by former President Joe Biden. 

In March 2025, months after a default-halting payment pause that Biden signed at the onset of the COVID-19 pandemic ended, the U.S. had 5.3 million borrowers in default. 

The Biden-era moratorium technically ended in January 2024, but the former president tacked on a 9-month extension that lasted until September 2024. With borrowers having 270 days to pay before entering default, June 2025 started a skyrocketing of defaults that saw the U.S. add over 4 million defaulted borrowers. 

TRUMP ADMINISTRATION AGREES TO SPEED UP STUDENT LOAN FORGIVENESS UNDER NEW COURT DEAL

President Joe Biden speaks in the Rose Garden of the White House in Washington, D.C., US, on Tuesday, May 14, 2024. (Tierney L. Cross/Bloomberg via Getty Images / Getty Images)

The 9.5 million defaulted borrowers represent more than 20% of all federal student loan borrowers. 

Of the $1.7 trillion of federally-backed student loans in the U.S., $233.3 billion is in default, according to the Office of Federal Student Aid data. 

Borrowers in default are vulnerable to a number of collection methods that include loans being sent to collections agencies or having their wages garnished directly from their paychecks. 

The Trump administration has thus far been unwilling to take such strong measures, with the Department of Education choosing to delay a plan to resume garnishment in January.

TRUMP ADMIN STARTS SENDING NOTICES TO STUDENT LOAN BORROWERS IN DEFAULT AHEAD OF WAGE GARNISHMENT

A sign marks the location of the U.S. Department of Education headquarters building on June 20, 2025, in Washington, DC. (J. David Ake/Getty Images / Getty Images)

But following a Republican Attorneys General-led effort, a federal appeals court terminated the SAVE Plan, a Biden-built program that lowered repayment rates for student loan borrowers and which 7.5 million Americans had signed up for.

Though the challenge was led by red state Attorneys General, the Trump Department of Justice (DOJ) backed the efforts by encouraging federal courts to vacate the plan and reaching settlements with states that were suing, such as Missouri.

WASHINGTON – JANUARY 10: Missouri Attorney General Andrew Bailey arrives to testify during the House Homeland Security Committee hearing on “Havoc in the Heartland: How Secretary Mayorkas’ Failed Leadership Has Impacted the States” on Wednesday, Janu (Bill Clark/CQ-Roll Call, Inc via Getty Images / Getty Images)

The U.S.’s southern states have the highest concentrations of borrowers in default, with Mississippi leading the way at over 28% of its borrowers in default, according to an analysis from the Associated Press (AP). 

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While Mississippi leads all U.S. states, the territory of Puerto Rico has an even higher concentration of borrowers in default at over 30%.

Fox Business contacted the White House and the Department of Education for additional comment. 

The Associated Press contributed to this report.

Nvidia has held the position as the world’s biggest company since about a year ago, when it became the first to reach $4 trillion in market value. It soared past former leaders Apple and Microsoft. But in recent days, Apple, which hasn’t climbed as much as its peers during the artificial intelligence (AI) boom, has been making a comeback.

And on July 17, Apple even slipped ahead of Nvidia to become – at least for part of the trading session – the world’s biggest company. By the end of the day, though, Nvidia returned to the lead with a value of $4.9 trillion. That’s compared to $4.89 trillion for Apple.

As these tech giants vie for the position as the world’s biggest company, which is the better buy now? Let’s find out.

APPLE BRIEFLY OVERTAKES NVIDIA AS WORLD’S MOST VALUABLE COMPANY AMID AI INVESTMENT DOUBTS

Apple even slipped ahead of Nvidia on July 17 to become – at least for part of the trading session – the world’s biggest company. (Adam Gray for Fox News Digital)

The case for Nvidia

Nvidia stock has soared more than 300% over the past three years amid excitement about its position in the AI market. The company is the No. 1 designer of graphic processing units (GPUs), the chips used to power AI development and use. This strength, along with Nvidia’s full portfolio of related products and services, has generated double- and triple-digit earnings growth in recent years.

For example, in the recent quarter, Nvidia’s revenue surged 85% to more than $81 billion, and this was at a high level of profitability on sales, as we can see through the company’s gross margin – that figure has exceeded 70% quarter after quarter.

JENSEN HUANG SAYS NVIDIA’S NEW RTX SPARK CHIP WILL REINVENT THE PC

Nvidia stock has soared more than 300% over the past three years. (Patrick T. Fallon/AFP via Getty Images)

Nvidia focuses on innovation, pledging to update its GPUs on an annual basis, and this has helped it stay ahead. The company has also steadily expanded its reach in order to make it the key place to go for anything AI. In the latest quarter, Nvidia announced the upcoming release of its first stand-alone central processing unit (CPU), a move that opens the door to a $200 billion market.

Investors have piled into Nvidia’s stock in recent years, understanding that an investment in this company should put them on track to benefit from the AI revolution.

The case for Apple

Apple shares have advanced – but not as much as those of Nvidia. Over the past three years, Apple has climbed about 70%. The company has been slower to invest in and apply AI than many of its peers – for example, it only began rolling out AI features across its devices in the fall of 2024, and the rollout continues. So, investors aiming to get in on potential AI leaders turned away from Apple and chose companies that were investing more aggressively in the space.

APPLE TO INVEST $30 BILLION IN US CHIP MANUFACTURING

This trend, however, hasn’t hurt Apple’s earnings growth. In fact, the company has proven itself to be a player investors can count on for progress in this area. Apple has a fantastic moat, or competitive advantage, and this is its brand – customers love the iPhone and won’t easily switch to another. In the first quarter, the iPhone 17 was the world’s top-selling smartphone, according to Counterpoint Research.

Apple shares have climbed about 70% over the past three years. (Apple Inc./Reuters)

Apple also is benefiting from its sales of services, with services revenue reaching records quarter after quarter. After building up more than 2.5 billion active devices over the years, Apple now can count on these devices for recurrent revenue. When customers sign up for digital entertainment or storage, for example, this represents a regular stream of income for the company.

Today, investors may be turning to Apple as they recognize these strengths and as they seek an alternative to companies heavily exposed to AI.

The better buy?

Nvidia and Apple have proven their earnings strength and leadership over time. So either makes a solid long-term investment. But if you could only choose one to buy right now, which one should you go for?

Nvidia clearly beats Apple when it comes to valuation. At these levels, the chip giant looks dirt cheap, particularly considering the AI empire it’s built and its long-term prospects in the field. It’s important to note that even if AI stocks slump temporarily, the AI story remains strong, with the technology already put to use in many areas.

So now is a fantastic moment to get in on Nvidia at these levels. That said, cautious investors who aim to avoid any AI turbulence still may prefer picking up Apple shares, as even at today’s level, the stock has room to run.

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Adria Cimino has no position in any of the stocks mentioned. The Motley Fool has positions in and recommends Apple, Microsoft, and Nvidia. The Motley Fool has a disclosure policy.

A version of this article first appeared in the CNBC Property Play newsletter with Diana Olick. Property Play covers new and evolving opportunities for the real estate investor, from individuals to venture capitalists, private equity funds, family offices, institutional investors and large public companies. Sign up to receive future editions, straight to your inbox.

Newly enacted housing legislation that bans institutional investors from purchasing single-family rental homes has those same investors putting up more “for sale” signs.

The number of homes owned by institutional investors listed for sale is, as of this month, more than double what it was at the start of February, according to an analysis provided exclusively to Property Play by Parcl Labs, a real estate data provider.

Listings have gone from 4,166 on Feb. 1, when Parcl launched its full research, to now 9,447 homes representing $3.1 billion in total asking price.

“The rate of for-sale change is something to keep an eye on,” said Jason Lewris, co-founder of Parcl Labs. “These numbers won’t materialize into actual dispositions for months given how long the sales cycle can be, but it’s the fastest read into institutional behavior.”

The legislation defined institutional investors as those owning 350 or more homes. That was a surprise to the industry, which traditionally set that bar at 1,000 homes. It does not force them to sell the homes they currently own, but they are barred from buying any more homes unless they fall under certain exceptions, including build-to-rent.

The charge by lawmakers was that these investors, most of whom were able to buy the homes with all cash, were inflating prices and sidelining regular owner-occupant buyers. The call for a ban was bipartisan.

Large-scale investors first entered the market during the financial crisis in 2008, when foreclosures were rampant and bulk auctions were popping up in the hardest-hit markets, like Atlanta, Las Vegas and Phoenix. Private equity firms purchased thousands of homes in a short period, converting them to rentals and creating a new single-family rental asset class.

The cohort of investors with 350 or more homes that therefore fall under the new legislation now own roughly 589,000 homes, or 3.9% of the 14 million single-family rental homes in the U.S., according to Parcl. They account for roughly 40% of the net selling year to date.

The largest landlords — Progress Residential, Invitation Homes, AMH, Tricon, FirstKey, Amherst and VineBrook — are all net sellers year to date, with 3,180 more homes sold than bought since Jan. 1. To put that in perspective, they still own about 400,000 homes, so it’s not exactly a liquidation sale, with one exception. VineBrook currently has nearly 10% of its portfolio on the market, roughly 1,900 homes with a total asking price of $285 million.

Invitation homes and AMH, the two publicly traded, single-family rental REITs, have 549 and 536 homes for sale, respectively. The largest landlord, Progress Residential, has the least of the larger players, just 143 for sale.

“There is broad recognition now both by the White House and lawmakers, in an overwhelming majority, that private capital has a very big role to play for a component of the American population that wants to rent a home,” said Stephen Scherr, co-president of Pretium, in an interview last week on CNBC’s “Squawk on the Street.” Pretium is the parent company of Progress Residential. 

Progress is now focusing on the areas that the new legislation allows and which the industry fought hard for during the legislative process.

“We can buy build-to-rent, which is a predominant component of new housing. We can buy under various other exceptions including rent-to-renovate, where we improve the housing stock or we buy under a homeownership boost, where we give people an opportunity to transition where they want from renters to owners,” Sherr said.

The build-to-rent play has been gaining significant steam over the past few years as demand for single-family rental housing grows.

AMH started early, in 2017, building its own homes. It has so far developed more than 14,000 homes for rent in 180 communities, according to the company. Invitation Homes purchased an Atlanta-based homebuilder, ResiBuilt, at the beginning of this year. 

“The financing case has materially changed with the forced disposition mandate removed. Lenders can underwrite [build-to-rent] again, and we’re starting to see this happen,” Chris Nebenzahl, vice president of rental research at John Burns Research and Consulting, wrote in a report. 

The investors who are selling are offering discounts on the properties. Nationally, 38.7% of all listings for sale today have had price cuts compared with 54% within the institutional, single-family rental cohort, according to Parcl Labs. Since early May, markdowns have deepened from about 3.1% to 4% of asking value. Meanwhile, 54% of the investor listings for those in the more than 350 homes category carry a price cut.

“From what we can tell, given where U.S. home prices are, some of this is attributed to shifts in strategy — collect high dollar values off of top U.S. home values by culling underperforming assets and redirect that capital towards growth areas, i.e. build-to-rent, for example,” Lewris said in a statement, adding that the next six to eight weeks will be telling.