Thanks to My_Wan for stepping in for me as needed. You're right, I used the term "stupid" because DanishDynamite chose to use it. I don't think it's the right word, but whatever it is, it was spread around pretty evenly.
I'm not an economist, so I'm sure I will miss some minor and probably major points. However, I'm gonna take a stab at it. If I understand My_Wan's point, it goes something like this
- Average Joe figures the bank won't make him a loan that's a bad risk (I hear this all the time).
- The mortgage officer figures underwriting won't make a bad risk loan.
- Underwriters figure their guidelines won't let them make a bad risk loan.
- The folks writing the guidelines know there is risk, but work to make it merely a calculated risk.
- The people selling the loans figure that ultimately the market will determine what's bad risk or not. If they can sell the loans, they must be okay.
The market, however, is not seeing individual loans. The risky paper is bundled with the good paper. The bundles began determining the value of the individual loans rather than vice-versa. It's not immediately apparent that there's a problem somewhere. When the problems do creep up, the banks have to change their guidelines. This works its way back upstream.
It now becomes harder to buy property because the financing is tougher to get. This means less demand for any given property. Less demand means lower prices.
When the selling prices go down, one thing that happens is that people can't refinance like they expected and needed to. This causes them to default. The default moves downstream to all the bundled mortgages and makes them worth less than before. This in turn comes back upstream in the form of tougher lending requirements. This in turn reduces the amount of credit available. This lowers demand. This lowers prices even more.
You end up with another kind of foreclosure: People who put very little down on their homes. The loan balance exceeds the selling price of the home. Since they have very little invested, they don't want to make payments on a $400K home that is valued now at $320K. It's not that they can't afford, they just prefer not to, so they give it back to the bank (let it foreclose or do a short sale). If they had put down $80K, they would probably still be making payments to protect that investment.
These two general types of foreclosures result in more homes for sale. So, while at the same time we've decreased the buyer pool due to credit we have *increased* the number of homes for sale.
There are lots of other factors at play, but in my mind they can be left out for now.
So, where did things go wrong, so to speak? The problem was in the market for the mortgages. Since they were bundled up, it was harder to see the problems. The bundles then began driving the price of the individual papers rather than the other way around. This allowed more of these risky loans to be made before the system started regulating itself. By then the bubble was too big.
Then again, *every* single entity involved had the opportunity evaluate the risks. Nobody forced anybody to place offers higher than the asking price the morning the house went on the market and *before* even seeing it. Nobody told people to sell their homes, spend the equity on vacations, and buy a more expensive home with very little down. Nobody made anybody gamble on their primary home hoping that it would appreciate enough so they could afford it.
Nobody forced the banks to think in six-month snapshots in order to set the value of a property. Nobody told them they weren't allowed to reassess their risk guidelines, which were based on a stable market, not a bubble. And nobody told investors that these loan packages were risk free and that they could assume everything was hunky dory.
In and of themselves sub-prime loans were not the problem. Speculating is not itself a problem. Using your equity instead of putting it into your next home is not itself a problem. The problem is balance. The market didn't correct itself in a timely fashion.
So, we're back to the subject: the crash was nobody's fault (or everybody's fault).