I don't see interest rates getting anywhere near the 12% to 15% level.
Think about home prices now. The median home price in the USA now is $375,000.
The median income in the USA is $31,000. Call it $62,000 for a household.
Save up 20% down, and finance the rest at 15% interest. That is $45,000 a year in interest on a $300,000 loan. For a income of $62,000.
There is just no way the USA can function with the current house prices, current wage level, and those interest rates.
It is almost revolution numbers.
Very unlikely we see 12-15% interest rates. The federal gov and most state governments simply couldn't afford the interest rates. $32T at 15% is $4.8T/yr in interest, roughly equal to our entire taxes collected today of all types combined. But it wouldn't be impactful to the housing market as you would think for the same reason it wasn't in the early 80s (in fact prices kept rising after mortgages went from 6% to 18%) - there are a lot of feedback loops that would go in the other direction. Here are a few
1) Wages go up in a rising inflationary environment that can support higher prices
2) Most people stay put in their current home longer, which limits inventory
3) Builders cut back massively on building which limits inventory
4) Investors step in and buy all cash
5) Rents go up a lot, making the next best alternative - buying - more attractive
6) People cut back on discretionary spending rather than lodging
7) People re-direct money in CDs, bonds and stocks to pay off their mortgage more quickly or save more for down-payment
8) People switch to ARMs to save interest and hope it resets down
That said, my personal guess is mortgage rates don't go above 6% and the fed backs off sooner than they would prefer, but time will tell.