Oh, that reminds me of one other thing on this topic: Taxes.
Part of the reason why house prices are stable here is because property taxes go up constantly - either rate increases or assessment increases.
Local officials are quoted as needing / wanting to "participate" in the great increases in home prices their wonderful services have caused. Hey, now I've got a partner !
Anyhow, if my tax bill went to mortgage payments, my house would be "worth" about 40% more. There's my appreciation.
I really need to move out of NYS, but, life requires me here.
rr