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

Green Valley Realty
19620 Stevens Creek Blvd. Ste 280
Cupertino, CA 95014

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。

http://www.yelp.com/biz/whole-foods-market-stevens-creek-cupertino

後續若有補充再更新吧!

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.”

蘋果重返San Jose 租辦公樓!

蘋果重返San Jose 租辦公樓,對於當地房市必有助益,但是周邊交通塞車狀況,令人擔憂。

Apple租的是

2325 Orchard Pkwy San Jose, CA 95131
目前釋出量並不高,若須找房與專業分析,請與我聯繫。

The Silicon Valley Business Journal reported that Apple Inc., has reached a deal to lease the nearly 300,000-square-foot 101 Tech campus at 2325 Orchard Parkway in San Jose, Calif., it’s first major lease in the area in decades.

The property is the former headquarters of Atmel Corp. It was acquired by Ellis Partners for $48.5 million in 2011 and renovated to become a sleet tech R&D office campus.

According to DTZ’s snapshot of the Silicon Valley Office Market for the first part of 2015, not only has the office market rebounded from the Great Recession era lows, but it has surpassed many of the records set during the dot.com era.

The report showed that Q1 occupancy growth was 2 million square feet and asking rents were up 10 percent year over year and nearly 50 percent from the low of 2005. Currently, 5.9 million square feet of new office product is under development.

According to real-estate-research service Reis Inc., the San Jose office market, which includes Silicon Valley, has seen the largest rent growth in the country with a 7.2 percent increase over last year, with rents commanding just north of $28 a square foot, thanks in large part to tech companies coming to the area and expanding.

Facebook Inc., for instance, has scheduled a giant Frank Gehry-designed expansion at its headquarters in Menlo Park, Calif.

The San Jose deal is something of a return to the area for Apple. In the late ’80s, the company leased nearly 20,000 square feet at River Park Tower.

Terms of the deal, including lease length, were unknown. So far, Apple has not announced what it will be using the 101 Tech campus for, but the mega tech company has continued to grow. In fact, it’s also constructing a 2.8-million-square-foot campus in Cupertino, scheduled to open in late 2016.

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

台灣房市開始降價?!

看到房市大震撼 全坤建案下殺七五折

我在我自己的臉書分享這則訊息。

離開台灣房地產圈已經3年,房地產現在被戲稱變成「房地慘」,我有幸參與的那幾年,真是房地產界豐盛之年代,那樣興隆的環境讓我一度以為只要利率持續維持低檔,房價就不會動搖。台灣房地產市場在2007年之前我並不熟習,倒是採訪過不少人說著2003 SARS撿到便宜的故事,在我當記者那段日子,房市已是飛黃騰達,漲到金融海嘯期間小小地整理,擔憂雷曼兄弟事件再現,房地產業倒成了更穩定的金融商品,繼續穩站腳步,穩穩漲、有時則是驚驚漲。

現在開始小小地研究矽谷房地產,部分區域(甚至就在我住的小鎮上)房價屢屢創新高,印度人、中國人為了學區搶屋不手軟,價雖高但量已緩,部分區域像是Google總部的山景城(Mountain View)、林書豪住的豪宅區Palo alto,高價位(前者2M以上,後者3M以上)產品近一、兩個月在市場上的日子越來越長,去年銷售盛況已不復見。唯獨1~1.5M左右好學區自住型產品,平均銷售天數則是維持在兩周之內,自住家庭房依然熱銷。

目前在中國股市震盪與美國金融市場仍不健全的狀態下,再幾年回頭看,矽谷房市會不會也跟現在的台灣一樣?風水輪流轉,也許是大家說的「此一時、彼一時」也。

話說回來,若眼光放長,一間房子要住二十年、三十年,投資數十年者,當然不用擔心這小小的波段。房子要是能買在低價,叫做命好、買得好,房子沒人搶時買,叫做「比較好買」,只要是自住(或長期投資),適時入場,選擇多,不用加太多價(台灣是可以砍砍價,七五折的七折開始砍XD,看誰撐得久?!) 大家都是贏家。