Why is it?
Mortgage interest could be 0.5% and lenders would...probably still make the deal.
The property itself is collateral for the loan. If the value of the property tanks, and then the owner is also unable to pay their mortgage due to not having a job, then in many cases the bank ends up holding the bag. This happened quite a bit during the Great Recession.
Also, given the way that the Fed has been pushing interest rates to near zero, and with the chance that they could go negative (which I find pretty unlikely, but everything seems so wild right now so who knows) there is a chance that inflation could come into play and keep property values high.
The mechanics you describe are not so much factors any more. Lenders don't keep properties on their books, too much risk and plenty of opportunity to sell and diversify. In that model, flows matter, not values.
And inflation- in my read inflation is due to a scarcity of money- it is an output of money scarcity, not an input- and what we have now is an abundance. So it is exceptionally unlikely.
But at a macro level, values are still extremely important. If there is perception of deflation, flow drops. And there are more govt structures set up to maintain values. I just have less confidence in their ultimate efficacy, and more confidence that politics will change and immigration policies will change and building policies will change.
Cheers.
https://www.fanniemae.com/resources/file/ir/pdf/quarterly-an...
What happens next is a very complex balancing act where some of the loans- mostly lower performing- are kept on Fannie's and Freddie's books, while others- mostly higher performing- are packaged into securities.
And again, what matters are the flows, not the values. The actual value of a property can be seen from auction/foreclosure sales, which are inevitably at a fraction of the prior sale price.
But Fannie/Freddie and holders of larger mortgages that are not performing manage the flow into foreclosure very carefully, in order to maintain prices and confidence.
This is a very, very complex machine. Maintaining values on one side and liquidity on the other is the purpose of this machine. I make no claims to deeply understanding it. I see the value of flows, of getting more commitments from people to feed their income into this machine, and see that reflected in the change in rates, and in the change in valuations. In terms of buying in- what is one buying into?
The other side of this argument is- what actually happens if someone is not able to make their payments? There seems also to be accumulating evidence that there is far more forgiveness for failing to pay a mortgage- even before COVID.
That all smells to me like a value bubble that pops when the end game for COVID is clear, with collateral damage for those who have commitments to flows for the long term but who may need to make changes in the short term.
Best wishes.
What limited regulation was added after the crisis has been largely undermined.