there was little change in the share of securitized mortgages during any of the boom years from the mid-1990s to the height of the boom. The share of these pools was 57% in 1995 when rent inflation began to rise, it peaked at 62% by 2002 before the steepest moves in home prices, and then declined back to 59% at the end of 2005 when housing starts and home prices peaked.
Within this group, there was a shift to private pools, much of which were subprime. But, as we can see in the graph, there was a gradual shift from Ginnie Mae to private pools from about 1990 to 2003.
…After 2003, the GSE’s began to decline as a portion of the market also. It was during this period that private pools shot from about 10% to about 20% of the market, until the private pool market collapsed in 2007. This period was not associated with a rise in homeownership, and included the last period of sharply rising prices followed by two years of flat prices.
What I find idiosyncratic about the chart is that it is based (I think) on total mortgage debt outstanding. Also, he charts the share of mortgages, rather than total amounts. Both of those factors tend to make the chart tamp down changes in dollar mortgage flows.
One point is that the issuance of mortgages by agencies was affected by loan limits interacting with higher house prices. My guess is that the substitution of private mortgages for agency mortgages took place in locations where house prices were rising faster than the loan limits adjusted.
Yet another point is that a lot of lending was in the form of cash-out refinances (people using their homes as ATMs). I may be wrong, but I don’t think that FHA was in that business.
Another chart shows the increase in mortgage debt by income class. Kevin writes,
The proportion of mortgage debt held by the bottom 80% of households declined during this period [2004 to 2007].
What I would want to see is the behavior of the ratio of debt to equity by income class. Suppose that everybody is using their homes as ATMs. If a rich guy with a million dollar home raises refinances his $400,000 mortgage for $500,000 and a poor guy with a $100,000 home refinances his $90,000 mortgage for $100,000, then most of the new mortgage debt goes to the rich guy. But it’s the poor guy whose equity is disappearing.