Multiple factors figure into why the rent is so high, but from a government policy standpoint, I'm interested in "the decision by consumers to rent over purchase" but what is more likely, that in spite of low mortgage rates, a number of buyers are not eligible for credit from private lenders.

The other policy piece that I think is interesting is the private housing market's ability to deliver housing choices-- what are developers producing, are they producing luxury units, are they producing affordable options in high enough quantity, and are developers inhibited by government regulation in delivering a diversity of housing choices.