Abstract: Taking the rural housing mortgage (RHM) into the overall consideration of the “Three Rights Separation”reform (TRSR) of homestead is an important measure to revitalize the idle homestead and rural housing resources and manifest the property function of the homestead. As the core issue of the TRSR, the close relationship between homestead transfer (HT) and RHM has been ignored. Based on the theory of dissipative structure, this paper theoretically discusses the internal logic, the necessity and the realizing path of the coordinated development between RHM and HT, and demonstrates it through the practical experience of Liuyang city, Hunan Province. The results show that the key to the success of RHM is to clarify and strengthen the possession and disposal power of the homestead through the TRSR, to weaken the asset specificity of the homestead and the rural housing and the resulting“hold-up effect”, so as to cultivate an active transfer market. The development potential of homestead transfer market lies in the social capital, and its introduction needs the support of RHM. In other words, the subsystem of RHM needs the coordinated development with the subsystem of HT to form the dissipative structure of the homestead system. In order to reduce the friction between the subsystems, reduce the transaction costs and match the transaction objects, the rural collective economic organizations should give full play to their function of resource allocation, fulfill their functions of collecting and storing idle resources, and introduce social capital in the homestead system reform.

Key words: rural housing mortgage, homestead transfer, the "three rights separation" of homestead, the theory of dissipative structure