住灣區,想買房!怎麼找房產經紀人?

茫茫人海,誰能信賴?

買房步驟之初,一定要找一個信任的Agent、(又稱房仲、經紀、Realtor),如果剛到美國人生地不熟,可以從下列幾項要點觀察,選擇您信賴的房地產經紀人。

個人認為,專業房仲必須具備下列幾點

(一) 售屋前的財務分析、買房指引、針對買方的區域分析

(二) 懂房子、熟流程,知道如何看房子,合法揭示房子優缺點,知道建築結構、建材差異,能為你解釋、讀上disclosure (屋況清單)、契約、甚至是賣方出示的報告書,知道如何與賣方經紀人交涉,後續談妥任何協定等。

(三) 熟習區域、生活機能學區劃分,能為將來的生活助上一臂之力。

(四) 了解貸款流程、稅金、金流、closing cost (買房交易支出)等相關流程

(五) 知道如何為買、賣方做出市場分析、合理出價、定價,不是追高價錢,尤其是買方房經紀,雖然北加州都是追加價格,90%以上個案例都是價高者得房,但是仍須以屋況、學區、小環境合理鑑價、合理出價!

(六) 不會造成買、賣雙方壓力、恐慌與額外的負擔。

有人跟我說,「買賣房屋可以自己來,根本就不需要房仲!」我笑而不答。

在美國,買房、賣房之間,交予專業人士,擁有更多的資源平台共享,房仲須顧及專業能力甚至法律責任,就財務上、安全上、法律上、都能規避一定的風險,加上買方並不需要負擔額外仲介費用 (加州是由賣方Listing Owner 來負擔買賣雙方的房仲費用),計畫買屋前,先找一位專業房仲,絕對是買房必備條件。

買房之前應該建議找自己順眼的房仲聊一聊,看看他是否具備這些能力,我在台灣當房地產記者的時候,也採訪過百位以上房仲,因為房仲業門檻並不高,因此素質落差頗大,當然有很多我所尊敬的前輩,各有房地產上的專業領域與一番本領讓人激賞,但是我相信,除了專業上的選擇,終究會回到緣分、人與人相處的感覺來選擇你的房仲。

如果你(妳)覺得他專業,請相信他(她)、信賴他(她),雙方都覺得舒服、安心,才能一起協力為一個家圓夢。


任何售屋、買房、租屋、需求

歡迎利用以下方式與我聯繫

  • FB/電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei

Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

2015 Licensed Realtor / 2019 Licensed Broker

Sunnyvale 生活資訊推薦/生鮮雜貨

搬來Sunnyvale已經一年多,分享一下我愛逛愛買的好去處。

Grocery/生鮮雜貨

蔬果超市Felipe’s Market:墨西哥人開的蔬果店,也有販售有機蔬果、起司、蜂蜜、義大利麵、餅乾、堅果等乾貨,我很推薦這裡的蔬果,因為新鮮便宜,常有特價物,周六是我覺得最好撿便宜的時候,常常有些盒裝生菜、有機蔬菜特價,只是排隊要排久一些,如果怕浪費時間在排隊就周間下午五點前來吧。http://www.yelp.com/biz/felipes-market-sunnyvale

華人超市Ranch99:想念台灣食物就來這裡挖一挖寶,我只在這裡買乾貨、特價時的豆腐、義美零食,肉類個人覺得腥味太重,都到日超或是Costco買。 http://www.yelp.com/biz/99-ranch-market-mountain-view-2

日本超市NIJIYA:推薦牛肉片(火鍋用) 跟海鮮,我們家常吃牛肉火鍋、壽喜燒,肉、雞蛋就來自這裡,雖然價格貴些,但是品質真的好,有時買買鰻魚、豆皮做壽司,也販售很多來自日本醬料、零食、食材等。一秒到日本的感覺。

每個月29號是NIJIYA的Meat Day, 生鮮肉類打八折,但是我買過,都是冷凍的,解凍後品質並不佳,所以我還是想吃再買最新鮮的就好。

懶得煮飯的時候,NIJIYA熟食區有Beef Don (牛肉蓋飯)、壽司、便當、拉麵、咖哩飯等選擇,牛肉蓋飯不錯,還附上味僧湯。http://www.yelp.com/biz/nijiya-market-mountain-view

韓國超市HANKOOK:泡菜、韓國烤肉醃料、醃肉、熟食、韓式豆腐鍋、年糕、泡麵、柚子醬等等。蔬果區很乾淨。http://www.yelp.com/biz/hankook-supermarket-sunnyvale

Trader Joe’s:我很少到這裡逛,但是偶爾我會買買冷凍食物、甜點(馬卡龍、起司蛋糕,都在冷凍區)等 ,對了,這裡的花、植物最便宜。http://www.yelp.com/biz/trader-joes-sunnyvale-2

Whole Foods: 有機食物大全(新聞有說,這家比哪裡都貴XD),我們家並非有機食物信仰者,加上Felipe蔬果已經足夠我採購,我來這裡偶爾是買隻鴨子回家煮、最近則是很常買甜點,我推薦NY Cheese Cake,藍莓塔派之類的,價格很實惠。

Sunnyvale最新房源

June home sales strong in Silicon Valley, East Bay

The Bay Area’s real estate market soared in June, setting some new records for sales and prices as homebuyers scrambled to act before mortgage rates climb and the new school year begins.

Contra Costa and Alameda counties led the charge, registering year-over-year sales increases of 28.8 percent and 21 percent, respectively. The sales volume rose by a more modest 11.1 percent in Santa Clara County, where the median price for a single-family home hit $940,000, a record.

The median price is the midpoint of what’s sold.

“There’s been some unleashing of pent-up demand here because of months of better job growth and mortgage rates that are still really low,” said Andrew LePage, research analyst for the CoreLogic real estate information service, which released the figures. Sensing that inventory may be expanding in some quarters, he also attributed the brisk sales to “significant numbers of people thinking those mortgage rates may not stay that low a whole lot longer.”

Federal Reserve Chair Janet Yellen this week said interest rates could be hiked later this year if the economy keeps improving.

The 6,832 homes sold in June across the region was the highest total since June 2006, when 7,302 homes were sold.

But even with sales increasing, the Bay Area market’s soaring home prices continued to exclude many potential buyers whose pockets just don’t go deep enough.

Ask John Scarboro, an engineer at NASA Ames Research Center, who pays $2,450 rent for the two-bedroom townhouse he shares in Mountain View with his wife and two children. Fearing a sharp rent hike, he would like to settle down and buy a condo, but “the price for two-bedroom places is going up, really high, really fast,” he said. “I don’t think I’ve seen any for under $750,000.”

Given his income, he’s having trouble making the math work: “My salary is over six figures, just barely, but still it seems like a lot of money. It should be possible to find something we can afford.”

As the median price hit a new peak in Santa Clara County, homes up the road in San Mateo County replicated their peak median price of $1.2 million, set in May.

Across the Bay, median prices fell by a hair to $716,500 in Alameda County, down from a peak of $724,000 in May, but rose to $512,000 in Contra Costa County. For the region as a whole, the median price rose to $698,000, a 4.5 percent increase from the year before.

Like LePage, Saratoga-based Alain Pinel agent Mark Wong said he has seen signs of an expansion of inventory. And with families feeling the urgency to lock in deals before their children go back to school in the fall, he noted, 36 homes have sold for $250,000 or more above the asking price in recent weeks in Cupertino and Sunnyvale.

Even so, Wong said, “over asking” bids are not as extreme as they were a few months ago, when buyers typically would throw an extra $400,000 or $500,000 into the mix to make their offer more attractive. The sellers’ market is at “a point of leveling off right now. It’s not going up, not coming down. Basically people are taking a break, and some of them are catching their breath from these multiple bidding wars.”

Walnut Creek-based agent Michele Manzone, of J. Rockliff Realtors, has observed a similar abating of multiple offers: “I think some of the buyers have backed out of the marketplace because of frustration,” he said. “They’ve gotten blown out so many times, and so they just back out, especially in the hot, hot markets. It gets very emotional for them.”

Still, cities close to commute corridors and within striking distance of job centers are very tough for buyers, said Manzone, treasurer and past president of the Contra Costa Association of Realtors.

“Oakland is just so out of control right now. They’re reviving areas where you had foreclosures a few years ago; places that went for $100,000 are now bringing $300,000 or $400,000. People are coming from the city (San Francisco) and rehabilitating these places. You’ve got parts of Oakland where people never thought of buying and now they’re buying.”

In Contra Costa County, he said, the market is “pockety,” depending on city and neighborhood. Some of the most desirable areas are close to BART and transportation hubs: “El Cerrito is a hot little market, and you’ve got Lafayette and Orinda right near the Caldecott Tunnel. Anything that’s got proximity to BART, you’re going to see those places really skyrocketing in terms of sales, and the rental market has gotten out of control, as well.”

加州買房攻略-學區

【MING WEI CHIEN/簡明葳】美國最大的福利就是教育,在HIGH SCHOOL之前,念公立學校是免費的,因此不少台灣與中國媽媽遠渡重洋生子,有不少人就是為了教育。在美國置產,通常也因為學區,成了房價的票房保證,不僅房價抗跌,若未來或想先租出去,空置率也相較其他產品低。
目前矽谷地區,學區API分數最高就是Cupertino(庫比提諾),東灣則以Fremont最佳,我在此分享如何找到好分數、如何為家裡的房子尋找真正、正確的學區,供各位家長參考。
學校API分數
School Finder (Locator)
這個網站非常方便,輸入地址就可以找到學區,但是為民間網站,非官方用網,可能稍有誤差,買房之前專業經紀人都會幫忙100%確認。
各區域官方確認網址
Cupertino
Sunnyvale
Fremont
Campbell
Palo alto

http://schoolfinder.pausd.org/

New Heaven

http://www.nhusd.k12.ca.us/

若需進一步的房市目前銷售行情、租屋行情分析,請隨時與我聯繫。Ming Wei Chien (Maggie) 408-505-3003

舊金山灣區學區最好的七城市(大紀元)

這是2015/03月的報導,房價隨時在變,請跟我聯繫,取得最新行情。

(大紀元記者馬天祥舊金山綜合報導)學區房是華人的最愛,全美尤以灣區有德天獨厚的教育資源,而讓這裡的房地產炙手可熱。這次我們就盤點一下灣區最好的學區之7座城市,提供買房投資的一個重要參考。

皮蒙特(Piedmont)

被加州奧克蘭(Oakland)包圍的皮蒙特(Piedmont),方圓1.678平方英里,人口才1萬多人。從去年11月中~今年2月份,其房屋上市價格均價252.22萬美元。銷售均價197.5萬美元。去年11月份中旬~今年2月份,房價725美元/平方英尺,比去年同期增32.8%。雖然處在奧克蘭包圍之中,但其犯罪率卻遠低於奧克蘭和加州平均。家庭戶平均單元價值達76萬美元。

皮蒙特德有3所小學,高中和初中各一所。2013年,高中API高達908分。其中,亞裔學生更高達948分。每年其上大學的比例非常多。在加州屬於最好的一類學區。

聖拉蒙和丹威爾(San Ramon、Danville)

丹威爾(Danville)上市均價133.8萬美元,銷售中間價99.5萬美元,比去年同期增加6.4%,但房屋銷售數量減少12.7%。431美元/平方英尺,比去年同期增長2.6%。和Danville相鄰的城市聖拉蒙(San Ramon),房屋上市均價103萬美元,銷售中間價75萬美元。410美元/平方英尺,比去年同期上漲9.3%。

家庭年收入和人均年收入中間值,Danville分別為12.58萬和5萬美元;San Ramon分別為9.58萬和4.23萬美元。

San Ramon Valley聯合學區可說是灣區最好的學區。San Ramon的Monte Vista高中2013年高中API為913分,亞裔為950分。Dougherty Valley高中2013年API為928分,亞裔高達965分。San Ranmon Valley高中為884分。小學和中學除1所外,其他API幾乎都在900分以上。

如果想要到最高分的學區,但是房價又相對便宜的地方,聖拉蒙是7座城市性價比最高的一個。她是一座較新的城市,位屬偏遠,到硅谷或舊金山相比其他城市有劣勢。

帕拉阿圖(Palo Alto)

灣區房價最貴的學區房。今年2月份,上市均價344.5萬美元,銷售中間價213萬美元,每平方英尺平均高達1,444美元,比去年同期增長18.2%。帕拉阿圖的熱門社區包括市中心和老帕拉阿圖,上市均價分別為493.8萬和575.9萬美元。

家庭年均收入達11.75萬美元,人均收入5.6萬美元。每戶平均住宅價值81.18萬美元。帕拉阿圖的學區除了分數高之外,生源皆來自本身城市,沒有招收其他城市的學生,有別於中半島的其他城市。

其兩所高中,Henry M. Gunn High 2013年API高達917分,亞裔學生高達954分。另一所Palo Alto高中2013年API為905分,亞裔學生高達968分。

庫伯蒂諾(Cupertino)

庫伯蒂諾(Cupertino)房產上市中間價為170萬美元,銷售中間價為143.7萬美元,平均每平方英尺827美元,比去年同期增長9.1%。家庭戶均收入10.9萬美元,人均收入4.47萬美元。房屋每單元中間價64.9萬美元。

Cupertino有3所高中深受華人追捧:Cupertino高中、Homestead高中和Monta Vista高中。Monta Vista高中2013年API高達956分,亞裔學生為969分,亞裔學生人數較多,佔總學生數的77%以上。Cupertino高中2013年API為906分,Homestead的API2013年為873分,其中亞裔平均為930分。

普萊森頓(Pleasanton)

上市均價144.39萬美元,銷售中間價83.7萬美元。平均每平方英尺470美元,比去年同期增加16.3%。家庭年收入中位數為10.3萬美元。其公立學校有Amador Valley高中和Foothill高中,學生以白人學生為主。私立高中有The Quarry Lane高中。其中Amador Valley高中,2013年API為897分,亞裔為954分。Foothill高中在2013年API為871分,亞裔雖佔不到1/3,但API高達934分。

菲利蒙(Fremont)

菲利蒙(Fremont)房屋上市中間價105.5萬美元,銷售中間價約70.8萬美元。平均平方英尺485美元,比去年同期增長15.5%。家庭年均收入中間數為8.2萬美元,人均收入3.1萬美元。菲利蒙高中有Irvington高中、John F. Kennedy高中和著名的Mission San Jose高中,API成績分別為884、743、951。Mission San Jose高中的亞裔分數更達到968分。另外,私立高中有Fremont Christian School。熱門社區Warm Spring上市均價99.3萬美元,Irvington為84.6萬美元。

洛斯蓋托斯和薩拉托加(Los Gatos、Saratoga)

Saratoga地區今年2月份銷售價格755美元/平方英尺,比去年同期增長6%。房屋上市中間價441.4萬美元,銷售中間價191.5萬美元。家庭年收入中間值為15.5萬美元,人均年收入6.5萬美元。房屋單元均價100萬美元。

2月份前,Los Gatos上市中間價為255.2萬美元,銷售中間價為130萬美元。685美元/平方英尺。家庭戶均收入中間值為11.9萬美元,人均年收入為5.6萬美元。

2013年Saratoga高中API為938分,亞裔為967分。小學和中學非常出色。還擁有一些在加州排名前列的私立中學,如Sacred Heart學校。Los Gatos High以白人學生為主,2013年全校API為883分,亞裔學生僅佔大約1/10,但API較高,2013年達940分。

(以上房價數據來自於Trulia網站,API數據來自於加州教育廳網站)

每一個城市都有相對好的學區可循,若有任何問題,歡迎利用以下方式與我聯繫 

我是Maggie

  • FB/電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei

十大房東省稅法/Top Ten Tax Deductions for Landlords

No landlord would pay more than necessary for utilities or other operating expenses for a rental property. Yet millions of landlords pay more taxes on their rental income than they have to. Why? Rental real estate provides more tax benefits than almost any other investment.

Every year, millions of landlords pay more taxes on their rental income than they have to. Why? Because they fail to take advantage of all the tax deductions available for owners of rental property. Rental real estate provides more tax benefits than almost any other investment.

Often, these benefits make the difference between losing money and earning a profit on a rental property. Here are the top ten tax deductions for owners of small residential rental property.

  1. Interest (利息)

Interest is often a landlord’s single biggest deductible expense. Common examples of interest that landlords can deduct include mortgage interest payments on loans used to acquire or improve rental property and interest on credit cards for goods or services used in a rental activity.

  1. Depreciation(折舊)

The actual cost of a house, apartment building, or other rental property is not fully deductible in the year in which you pay for it. Instead, landlords get back the cost of real estate through depreciation. This involves deducting a portion of the cost of the property over several years.

  1. Repairs(修繕費用,重新漆油漆、修屋頂排水管、漏水、修窗戶等等)

The cost of repairs to rental property (provided the repairs are ordinary, necessary, and reasonable in amount) are fully deductible in the year in which they are incurred. Good examples of deductible repairs include repainting, fixing gutters or floors, fixing leaks, plastering, and replacing broken windows.

Read Tips for Maximizing Repair Deductions to ensure your expense will constitute as a repair, not an improvement.

  1. Local Travel(就連幫租客服務的油錢都可以抵稅)

Landlords are entitled to a tax deduction whenever they drive anywhere for their rental activity. For example, when you drive to your rental building to deal with a tenant complaint or go to the hardware store to purchase a part for a repair, you can deduct your travel expenses.

If you drive a car, SUV, van, pickup, or panel truck for your rental activity (as most landlords do), you have two options for deducting your vehicle expenses. You can:

  • deduct your actual expenses (gasoline, upkeep, repairs), or
  • use the standard mileage rate (check the IRS website for current rates). To qualify for the standard mileage rate, you must use the standard mileage method the first year you use a car for your business activity. Moreover, you can’t use the standard mileage rate if you have claimed accelerated depreciation deductions in prior years, or have taken a Section 179 deduction for the vehicle.
  1. Long Distance Travel (遠距離的租客服務,機票、飯店、餐食都可以抵稅,留下證據跟發票,不可以趁機無限上綱)

If you travel overnight for your rental activity, you can deduct your airfare, hotel bills, meals, and other expenses. If you plan your trip carefully, you can even mix landlord business with pleasure and still take a deduction.

However, IRS auditors closely scrutinize deductions for overnight travel — and many taxpayers get caught claiming these deductions without proper records to back them up. To stay within the law (and avoid unwanted attention from the IRS), you need to properly document your long distance travel expenses.

  1. Home Office(居家工作室,相關費用需符合Home Business Tax Deductions) 

Provided they meet certain minimal requirements, landlords may deduct their home office expenses from their taxable income. This deduction applies not only to space devoted to office work, but also to a workshop or any other home workspace you use for your rental business. This is true whether you own your home or apartment or are a renter.

  1. Employees and Independent Contractors(聘請員工、技工費用)

Whenever you hire anyone to perform services for your rental activity, you can deduct their wages as a rental business expense. This is so whether the worker is an employee (for example, a resident manager) or an independent contractor (for example, a repair person).

Find out tax rules that apply to landlords who hire independent contractors to help them with their rental business, see Hiring Independent Contractors for Your Rental Activity.

  1. Casualty and Theft Losses (遭竊損失)

If your rental property is damaged or destroyed from a sudden event like a fire or flood, you may be able to obtain a tax deduction for all or part of your loss. These types of losses are called casualty losses. You usually won’t be able to deduct the entire cost of property damaged or destroyed by a casualty. How much you may deduct depends on how much of your property was destroyed and whether the loss was covered by insurance.

9.Insurance (保險)

You can deduct the premiums you pay for almost any insurance for your rental activity. This includes fire, theft, and flood insurance for rental property, as well as landlord liability insurance. And if you have employees, you can deduct the cost of their health and workers’ compensation insurance.

  1. Legal and Professional Services (專業服務支出:律師、會計師、管理公司、投資顧問等費用)

Finally, you can deduct fees that you pay to attorneys, accountants, property management companies, real estate investment advisors, and other professionals. You can deduct these fees as operating expenses as long as the fees are paid for work related to your rental activity.

特別的是,以27.5年的年限來針對房屋折舊抵稅。

Landlords can greatly increase the depreciation deductions they receive the first few years they own rental property by using segmented depreciation.

Careful planning can permit you to deduct, in a single year, the cost of improvements to rental property that you would otherwise have to deduct over 27.5 years.

You can rent out a vacation home tax-free, in some cases.

Most small landlords can deduct up to $25,000 in rental property losses each year.

A special tax rule permits some landlords to deduct 100% of their rental property losses every year, no matter how much.

People who rent property to their family or friends can lose virtually all of their tax deductions.

If you didn’t know one or more of these facts, you could be paying far more tax than you need to.

以上資料來自 http://www.nolo.com

2015年6 月,矽谷Sunnyvale房價再創新高

六月已經結束,我將Sunnyvale 行情整理一番。

數據全數來自MLS統計資料,我在這裡僅做Single Family的分析供參考,若須Condo, Townhouse資料,請找我洽詢,無論何種產品,我都將提供完整的數據分析,加價技巧,助您買房。

Sunnyvale House行情均價 $1,468,772 . 成交價格1.47million,成交量較前三個月縮減。平均成交天數13天。

成交量持續萎縮,但是買房出價動能依然強,

尤其在94087因為不少 Cupertino Union 與Cherry Chase好學區,加價幅度不減。

Sale price to list price ratio is 117.3% in Jun.

Time frame is from Jul 2014 to Jun 2015 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 630 listings
Time frame is from Jul 2014 to Jun 2015
Postal City is ‘Sunnyvale’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’
Results calculated from approximately 630 listings

(點圖可以放大)

94087 (Sunnyvale, 因為有Homestead high, Cupertino好學區支撐,加價比率較高,民眾搶屋很積極)

”Sale price to list price ratio” is 117.3% in Jun, lower than 118.1% in May, higher than 116.3% in Apr.  Compare to 120.5~121.8% during Feb and Mar. Buyers don’t add as much money as 1st quarter.

Day to sell” in Jun of single family in 94087, only takes 10 average days to sell. Compare to 9 days in Feb and Mar, 11 days in Apr.  The ‘’Day to sell’’ in Jun means the market is still hot.

94086

”Sale price to list price ratio” is 109.7% in Jun, lower than 116.1% in May, 116.2% in Apr. .  Compare to about 111%,114% in Feb and Mar. Buyers don’t add as much money as 1st quarter.

”Day to sell” in Jun of single family in 94086, only takes 10 average days to sell. Compare to 21 and 11 days in Feb and Mar, 14 days in Apr.  The ‘’Day to sell’’ in Jun means the market is still hot.

Time frame is from Jan 2010 to Jun 2015 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 3,300 listings
Time frame is from Jan 2010 to Jun 2015
Postal City is ‘Sunnyvale’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’
Results calculated from approximately 3,300 listings

這是近五年Sunnyvale價量,紅色為價、綠色為量,僅做Single Family的統計表。2015年僅統計到6月,因此量約一半,但是我大膽預估,因為高房價(買房躊躇)與周邊房價直漲(賣方賣了不知道該往哪裡住),今年成交量應會減縮,總成交量將低於過去四年的平均值。稍晚再來寫兵家必爭之地Cupertino!

貸款術語名詞解釋 (Glossary of Mortgage Terms)

Annual Percentage Rate (APR)總費用年百分率: The rate of interest on a yearly basis, which includes charges on the mortgage loan and the interest payment.

Adjustable Rate Mortgage (ARM)浮動式利率: A home loan program in which the interest rate and the monthly payment are adjusted at regular intervals according to the changes in a specified index.

Bridge loan幫助買房的短期信貸: A short-term loan used to quickly effect a sale while pending more conventional real estate financing. While not popular, a bridge loan can be useful particularly for certain commercial real estate deals.

Credit Score信用分數: A numerical quantity reflecting a borrower’s credit worthiness. Used by lenders to find out the risk in approving a home loan.

Closing貸款過程到交屋: The final step in the loan process when the seller transfers title to the buyer, the buyer signs the loan documents and receives the loan amount from the lender.

Closing Costs買房過程到交屋費用: Fees paid by the borrower at closing. These include charges for originating and processing the loan.

Closing Disclosure (CD)揭示所有貸款、買房費用: This will replace final Truth-In-Lending Disclosure (TIL) and final HUD-1.

Contingency搓合時期: Any one of a number of common clauses added to real estate agreements that provide buyer or seller rights during various stages of a transaction.

Deed契約: An official and public document that establishes property ownership.

Default違約: Inability of borrower to make regular and consecutive payments on a loan.

Depreciation折舊: The measure of loss in value of a home or property. Depreciation could be driven by poor economic factors or property damage.

Down Payment頭期款: The amount of cash, which the homebuyer pays towards the purchase price at closing.

Debt-to-income ratio (DTI):負債比 The ratio of the monthly debt to the pre-tax gross monthly income.

Escrow Account代書帳戶: Bank account into which lender deposits part of the monthly payments made by borrower. The deposits include payments towards property taxes, homeowners insurance and mortgage insurance.

Fixed Rate Mortgage固定利率: A home loan program on which the interest rate does not vary throughout the life of the loan.

FHA聯邦優惠貸款: Federal Housing Administration.

Housing Ratio: The ratio of the monthly housing costs to the pre-tax gross monthly income.

Intent To Proceed (ITP): No fee may be collected other than for a credit report before (ITP) is received.

Loan Estimate (LE): This will replace initial Truth-In-Lending Disclosure (TIL) and Good Faith Estimate (GFE).

Maturity: Typically applied to the term of a home loan or mortgage; the life span of a mortgage; for example, a 15-year loan matures in 15 years, the period of time in which the debt must be paid off.

Mortgagee and Mortgagor: The former is the lender offering the loan and the latter is the borrower.

Mortgage: A legal process by which you can take out a loan against your own property – residential or commercial. The same property is held as the security for the repayment of the debt.

Mortgage Note: It is your written promise to pay off the loan amount on certain terms and conditions. The note also mentions what the lender is likely to do if you default.

Payment Cap: For an adjustable rate mortgage, this is the maximum payment amount a buyer could ever be expected to pay per month.

Pre-qualification貸款試算表: The process in which a homebuyer may find out how much of a home loan he or she would be approved for with a lender; gives many buyers more flexibility when shopping for a home.

Private Mortgage Insurance: Insurance policy offered by an insurance company in order to protect the lender from losses if the borrower defaults on his payments.

Rate lock/Lock-in鎖定利率: A written commitment, which guarantees a fixed rate on your loan for a certain time period before closing. Usually, rates are locked for 30, 45 or 90 days till the closing date.

Short sale短期急售: Useful tool for lenders and homeowners when foreclosure could be a worst-case scenario. In a real estate short-sale lenders give homeowners permission to discount the home value (an outstanding loan balance) to affect a quick sale, thereby averting foreclosure.

Title產權: The official document used in the real estate industry that specifies at any one time that owns a piece of property.

Title Company產權公司: A title company typically handles all tasks associated with the property title, including insurance and search.

Title insurance產權保險: Insurance taken out on the property title that protects both borrower and lender in the event of a title dispute.

Total Interest Percentage (TIP)總費用年百分率: The total amount of interest paid over the loan term as a percentage of the loan amount.

Underwriter 貸款審核員: The company or service that evaluates a borrower’s creditworthiness prior to loan and mortgage approval.

Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

Green Valley Realty
Office: 408-512-5712 / Fax: 408-512-5717
19620 Stevens Creek Blvd. Ste 280
Cupertino, CA 95014

2014年3月~2015年3月 中國人首次成為美房市最大海外買家

(大紀元記者李默迪綜合報導)美國房地產經紀人協會(National Association of Realtors)最新統計數據顯示,購買美國房產的國際客戶中,中國人首超加拿大人,購買量和消費額方面都是美國房市最大的海外買家。

據《華爾街日報》報導,調查涵蓋從2014年3月到2015年3月的時間範圍。所有在美國購買獨立房和公寓的國際客戶中,中國人佔16%,數量最多,而且比2013年的12%又有所增加。其次是加拿大和印度客戶,分別佔14%和8%。

從房產消費額來看,同期內國際客戶在美國的房產消費總額為922億美元,其中中國客戶為286億美元,同樣位居榜首,而且比2013年增加了30%。加拿大和印度分別為112億和79億美元。

《金融時報》報導,同期內,中國人在美國的人均房產消費額為196萬美元,比美國本土人多三倍。

中國客戶平均每套房產消費也是最高,為83.18萬美元,高於國際客戶的平均值(49.96萬美元),其次為加拿大、印度、墨西哥和英國,但他們都低於國際客戶平均值。

中國人喜歡海外購房 原因何在

中國房地產專家艾敬偉(Ai Jingwei,音譯)說,實際上中國人在國內的購房空間很有限,美國經濟和房市復甦後,中國人開始轉向美國購房。

Juwai.com是一個幫助中國客戶購買海外房產的網站,其聯合首席執行官安德魯•泰勒(Andrew Taylor)表示,美國現存房產和在建房都比較有潛力,而且國際客戶的購房政策很自由,所以成為中國買家海外購房的首選。

根據Juwai.com網站對客戶的調查結果,2015年第一季度,中國客戶在美國購房較多的地區是洛杉磯、紐約市、休斯頓、舊金山,以及奧蘭多。

比較各州的情況看,中國人在加州購房最多,佔他們總購房量的30%,其次是華盛頓、紐約、馬塞諸塞州、伊利諾斯州和德州。

中國客戶70%用現金支付房款,高於美國國際客戶的平均值(55%),而美國本土人士的現金支付率只有25%。

《金融時報》文章還提到,其實,從世界範圍來看,中國人也是西方各個大都市最大的房產買家,比如紐約、倫敦、悉尼、溫哥華、多倫多和奧克蘭等。

中國人大量湧入海外購房,主要是由於中國房產市場低迷,以及西方民主國家優質的教育體系和生活品質、完善的法律,以及買房後所享有的房產權。

但是業內人士認為,海外客戶,特別是中國人,對美國房市的需求的增加,會給美國本土人士帶來一定的負面影響。

MoneyWatch 專欄作家、在房產界有40年從業經歷的丹•巴納比克(Dan Barnabic)表示,美國大都市房產的這種高需求會導致房價不斷攀升,尤其是對美國中產階層人士來說,會超出他們的承受能力,進而使他們無力支付房產。現在一些城市正有這種趨勢,比如舊金山、紐約、丹佛、西雅圖等。

Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

Green Valley Realty
Office: 408-512-5712 / Fax: 408-512-5717
19620 Stevens Creek Blvd. Ste 280
Cupertino, CA 95014