The housing market has spent three years talking about one number: the mortgage rate.

That makes sense. The mortgage rate matters. It decides the monthly payment. It decides who can buy, who can refinance, who can move and who has to wait. But the lock-in has lasted long enough that the rate is no longer the whole story. It has become a mobility problem.

A family outgrows a house and stays. A parent needs care but cannot make the math work. A worker gets an opportunity and keeps rerunning the payment math. An owner who would normally sell becomes a details ⇒

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