2018年9月矽谷房市行情報告

好久沒有準時寫文章了!
九月份的周末都在看房,weekdays也是到處跑,剛好這陣子手上的買家南灣、東灣都有看,而上個周末(9/29~9/30)兩天,我整整看了20間房子。 Sunnyvale 兩房全數被我看完了,94087的house、Cambrian、Almaden地區也大概七成看過,Milpitas, N Fremont, Newark & S Union City新房、舊房我也是持續關注,
市場上買家還在,但卻因為市場上選擇多而放慢腳步。觀察不少地區,相較於今年3~5月的房價,依照區域有別,已經有10~15%跌幅。
房價漲跌向來就是供需面的互相影響,最快跌價的就是大型興建Town house/ Condo社區,因為此類型戶數多,如果遇到鄰居也在賣房子,甚至建商還有餘屋,銷售速度放緩,價格當然也有影響。
此外,大街上、高速公路旁、路沖、電塔、鐵道旁,此類型稱為「有硬傷」或「嫌惡設施」的房子在現在的市場上,影響尤大。除了電塔、鐵道、高速公路第一排我是特別堅持買方不要碰以外,能接受大街跟路沖者,只要地點好、學區好,反而是有撿便宜的機會。當然,如果有選擇,我們還是先從巷弄裡撿便宜就好。
相對保值的地方,就是學區跟交通房,不過學區房也不一定是鐵不跌,像是今年Great school 分數大改制,許多以往API高的好學區,分數紛紛調降,而市場上買家只對Redfin/zillow學區上的評分比較有感,所以以前老經紀(我老闆說的) 口中所謂的好區,舉例像是West San Jose 95129/95130 熱度非常明顯地不如往昔了。
價格相較今年最高點,有明顯跌幅的區域還真不少,在此就不一一列舉。當市場上一路往前衝時,大家奮不顧身搶房,現在房價過了最高點,買家心理的期待會變成「還會不會再跌?」每次我遇到這問題,就很希望大家去問問自己的算命師XD,如果你有高明的人指點,請他幫我回答這題。至於屋況、市場估價、檢查報告、賣方資訊、後續裝修、出租服務等等,我通通能回答。

歸納近期市況:
第一、買賣雙方正在拉鋸,多數賣方都必須讓步才能順利售出
也有開超低價吸引買家出offer的,比周邊成交價少個10~20%的「開價」還真不少,也有因此就收不到開高價的offer,只好又把價格調上去,最近Listing Agent不好做,賣房賣得戰戰兢兢,開太高沒人看,開太低又加不上去,所以不要再殺commission了 
九月幫客戶買到的兩間房子,都是低於今年春天甚至去年冬天的行情的價格
第二、市場上買家還在,但是持續觀望,下手一定想殺價
買家有剛需,看房行程未間斷,但如果目標不堅定,實在是難以下手。在這樣的市況下,如果我是買家,我一定也會有同樣的猶豫心態。不過殺價殺不殺得成,買不買的到,還是要回歸開價跟屋況,屋況新、開價低,多數還是要往上加的。
第三、投資客還是虎視眈眈,市場游資很充裕
還是有客戶天天LINE我:「這間不錯」「這間怎麼還沒賣掉?」投資客不如真實剛需的買家,現在要下手,難免猶豫不決。投資型客戶的煩惱是身邊有籌碼、可是股市太高也不知道放哪去。現在想入場投資,必須待長期持有,且一定要慎選地點啊。
(矽谷的租金報酬真的不好,扣除所有持有成本,如果有3%就算很高啦! 矽谷房價已高,不可能有高報酬!真的不是我不幫你找房…)
第四、利率持續攀升,房價小幅修正
舉例來說,之前100萬的貸款如果是30年固定利率4%,月繳$4774,現在貸款90萬,固定利率4.75%月繳金額為$4695,房價雖減但是利率不斷升,持有成本也不一定會變低
第五、市場上餘屋量越來越多,價格紛亂
有時候觀察同一社區、同一neighborhood,如果有多間餘屋者,價格一定守不住,但是如果屋況好、條件好,像是邊間、雙車位等等,不彷把握機會出價。
寫到這裡,大家應該擔心房價又要繼續跌了!? 我還是不悲觀啦,但是要慎選房、慎選地點,至於怎麼挑,跟你的經紀人好好討論一下。

以下數據就讓大家參考一下月與月之間的變化,去年同期跟現在的加價率、銷售所需時間平均值,至於各區域性的行情與出價等資訊,就需要精細的comparable、還有要與屋主跟Listing agent談談談、磨磨磨,磨出好價錢。
Time frame is from Oct 2017 to Sep 2018 Postal City is 'Sunnyvale' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 920 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Sunnyvale‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 920 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is 'Palo Alto' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 440 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Palo Alto‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 440 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is 'Mountain View' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 540 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Mountain View‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 540 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is 'Cupertino' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 320 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Cupertino‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 320 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is 'Santa Clara' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 950 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Santa Clara‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 950 listings
CB
Time frame is from Oct 2017 to Sep 2018 Area Name is ’14 – Cambrian‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 820 listings
Time frame is from Oct 2017 to Sep 2018 Area Name is '17 - Saratoga' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 310 listings
Time frame is from Oct 2017 to Sep 2018 Area Name is ’17 – Saratoga‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 310 listings
Time frame is from Oct 2017 to Sep 2018 Area Name is '5 - Berryessa' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 770 listings
Time frame is from Oct 2017 to Sep 2018 Area Name is ‘5 – Berryessa‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 770 listings
MI
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Milpitas‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 520 listings
AM
Time frame is from Oct 2017 to Sep 2018 Area Name is ’13 – Almaden Valley‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 400 listings
BH
Time frame is from Oct 2017 to Sep 2018 Area Name is ’12 – Blossom Valley‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 940 listings

 

EG
Time frame is from Oct 2017 to Sep 2018 Area Name is ‘3 – Evergreen‘ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 690 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is 'Redwood City' Property Type is one of 'Residential', 'Residential Income (1-4 units)' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 670 listings
Time frame is from Oct 2017 to Sep 2018 Postal City is ‘Redwood City’ Property Type is one of ‘Residential’, ‘Residential Income (1-4 units)’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 670 listings

謝謝上個月成交客戶的最新評價

我是 National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。

如果您有任何買賣房屋的需求。

請利用以下方式與我聯繫、預約看房或賣房分析

  • 電話 408-505-3003 (如未接聽,請留言)
  • 電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei

2018年5~8月矽谷房市行情報告

原來我的市況報告已經從月份變成季報(拍額頭)
實在是忙到沒有力氣寫文章啊!!
這應該是我的客戶們可以完全理解,有消息立即通報、有房屋立即帶看、有事情馬上處理…客戶的事情優先,寫文章就先放一邊啦!
尤其是這個八月,我交了五間房,其中三間是中古屋,兩間去年跟著買家一起排隊的房子,可說是去年的業績在今年實現。而中古房交屋過程出了點意外不說,還幫忙另一組客戶找了一家子可愛的租客。雖然日子過得有點混亂,吃飯常常是在路上快速來個麥當勞或越南三明治就解決,但是這數字創下個人紀錄,似乎也忙得不亦樂乎,工作上帶來的成就與助人的感動,已經大大超越收入這選項。
我沒有請助理,凡事親力親為,為的就是希望客戶在細微處都能感受到我的用心服務,當然也要怪自己多多少少有點工作狂,然後放不下心把事情交給別人🙄
好久沒寫文章,今天難得空檔想聊聊市場概況,我日日看房不間斷,當然我不可能天天外出看屋,不過天天刷手機、查MLS看每天上市房則是專職經紀每日必做的工作。
這幾個月觀察市況的結果發現,市場上買家其實還是不少,有剛需但是面對利率高、房源少的結果,總是會稍有猶豫,市場從五月Memorial Day瞬間冰凍以來,七月在國慶日之後稍有回溫,九月也稍有熱絡回升的跡象,但是瘋狂搶購的情況已經不復見。市況緩解下來時,出手不若也不必像今年三月之前積極。
漲多整理是必要的,這一個月以來,建商的新房有適度調整價格,漲幅不如去年激烈,中古屋市價則有點亂,我幫客戶買的房子已經不是用今年的成交價,甚至用去年的價格買到房子,買賣雙方的拉鋸戰在市場上非常明顯,僵持不下的結果,只要有點耐心,這兩個月看來多是買方得勝,當然也有賣方選擇直接下市,再待好時機賣房。
如果有在看房的都知道,房屋一定不會十全十美,總有地方需要調整、修繕,市面上缺點越多的房子以前矇著眼搶購,現在則是好殺價,如果不是太大的缺點,像是電塔第一排、高速第一排等等,還是有機會用好價錢買到好房子的。當然每一間房的屋況、屋主、買家的組合都不一樣,結果也非常多元。
昨天為了一位人在台灣的客戶看了矽谷中心百萬以下兩房,看房人潮有點零星,listing agent甚至不諱言說,有offer就滿意啦,加價率預計不到5%。我也看了幾間高價位的房,看房人數寥寥可數,看來上市時間要繼續拖長,期待有緣人。
如果你已經準備好了,現在正是買房好時機,與其跟大家搶破頭,不如現在冷靜下來好好挑房子,讓我來幫你好好談價格。而有些去年進不去的區域,現在反而是機會晉升好地段!
來看看南灣近半年的平均加價率跟上市所需日(去化所需天數)吧,市況就在數據裡!
PA
Time frame is from Sep 2017 to Aug 2018 Postal City is ‘Palo Alto‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 460 listings
Time frame is from Sep 2017 to Aug 2018 Area Name is '19 - Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 890 listings
Time frame is from Sep 2017 to Aug 2018 Area Name is ’19 – Sunnyvale‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 890 listings
MV
Time frame is from Sep 2017 to Aug 2018 Postal City is ‘Mountain View‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 550 listings
CU
Time frame is from Sep 2017 to Aug 2018 Postal City is ‘Cupertino‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 350 listings
Cambrian
Time frame is from Sep 2017 to Aug 2018 Area Name is ’14 – Cambrian‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 830 listings
Santa Clara
Time frame is from Sep 2017 to Aug 2018 Area Name is ‘8 – Santa Clara‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 1,000 listings
Campbell
Time frame is from Sep 2017 to Aug 2018 Area Name is ’15 – Campbell‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 810 listings
Saratoga
Time frame is from Sep 2017 to Aug 2018 Area Name is ’17 – Saratoga‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 320 listings
Almaden
Time frame is from Sep 2017 to Aug 2018 Area Name is ’13 – Almaden Valley‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 400 listings
WL
Time frame is from Sep 2017 to Aug 2018 Area Name is ’10 – Willow Glen‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 690 listings

我是 National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。

如果您有任何買賣房屋的需求。

請利用以下方式與我聯繫、預約看房或賣房分析

 

2018年2~4月矽谷房市行情報告

第一次累積了三個月的房市報告沒寫,對期盼文章的朋友,先說聲抱歉。

這段時間房價來到史上高點,所有的數字都破了紀錄,我也忙到翻過去,加上媒體不斷報導矽谷房市點滴事跡,都在在顯示房市已經熱到頂點。

然而,隨著股市動盪、利率走揚,目前市面上的房子成交所需天數已經拉長,買房加價力道不再、所需成交天數已經拉長,市況已經能從MLS數據窺見一二,從市場買氣來觀察,房市最高點已過,接下來我們要面臨整理期了。

請仔細讀到最下文,有一個今天跑出來的最新數據。

 

SU

Sunnyvale ↑  Time frame is from Jun 2017 to May 2018

Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 910 listings
CU

Cupertino ↑Time frame is from Jun 2017 to May 2018

Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 580 listings
BB

Berryessa↑ Time frame is from Jun 2017 to May 2018

Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 840 listings
Campbell

 Campbell ↑ Time frame is from Jun 2017 to May 2018

Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 810 listings
SC

Santa Clara ↑ Time frame is from Jun 2017 to May 2018

Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 1,100 listings
CB

Cambrian↑ Time frame is from Jun 2017 to May 2018

Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 860 listings
截至今日(6/13日) 我查看在整個 Santa Clara County 的MLS數據,過去30天內因故取消(166家)、暫時下市(63家)、或過期的Listing(21家)總共250間,其中最高價為1150萬元的Los Altos Hills豪宅到1B/1B 38.7萬元的San Jose condo都受到影響。
Untitled
過去30~60天內因故取消(127家)、暫時下市(31家)、合約到期未售出的Listing(29家)總共187間
過去60~90天內因故取消(79家)、暫時下市(21家)、合約到期未售出的Listing(29家)總共122間
過去90~120天內因故取消(62家)、暫時下市(15家)、合約到期未售出的Listing(22家)總共99間
今天利率又漲了,市場正在修正的狀況很明顯
無論市場好壞,大家總是喜歡問我:會不會繼續漲?會不會繼續跌?
我真的不是算命的,我只能盡力在買賣過程,讓你有一個安全順利的transaction。

FOR SALE 2508 Heron Ct SAN JOSE

2508 Heron Ct SAN JOSE, CA 95133

 

Berryessa近幾年瘋漲,BRAT話題以外當然就是生活機能便捷。

我在95133有一個兩房、兩套半衛浴的房出售,一樓有一個具隱密性卻開闊的玄關,放的下好幾個鞋櫃跟暗藏一個大容量Storage,雙車位的設計讓小家庭方便停車。
二樓格局是開闊的客、餐廳空間與半開放式廚房,還帶有洗衣間跟客用廁所,功能齊全。三樓是私領域,一個大主臥房有浴缸,Walk-in Closet與獨立廁所,另一間次臥房也有連通的衛浴還開窗。
因為該戶別位於社區邊間,每一個空間都有開窗,還能看到美麗的樹梢,不僅美觀,還增添幾分私密性,全棟採雙層窗設計,裡面非常安靜,歡迎預約賞屋。

Perfect for first time buyer with a small family or roommates. Due to the design layout, there’s one neighboring unit which shields the direct highway noise! Unit is much quieter from the inside as a result. Come take a listen for yourself! End unit with high ceiling gives you abundant natural lighting. Well designed floor plan with spacious living and dining area. Dual-zone AC & Heating. Two suite style bedrooms with in-room bathrooms. Master bedroom has a walk in closet. Full size washer and dryer closet space. Kitchen with granite counter top and back splash. Stainless steel appliances. Quick access to Hwy 680 & 101. 0.3 mile to Penitencia Creek VTA light rail station and the Penitencia Creek Trail. 5 mins to Safeway, CVS and Villasport Athletic Club. Short distance to the playground and BBQ area. Freshly painted exterior by the HOA. HOA $243.

https://www.redfin.com/CA/San-Jose/2508-Heron-Ct-95133/home/12181410

2018年1月矽谷房市行情報告

今天(2/2)寫稿日股票稍有修正,股市這幾年歷經的漲勢不斷,稍有修正不也是好事一樁?

股票回檔,房市呢,我們處在全美最熱的房市區,還不見任何跌勢,如果股市真的大幅下修,也許價格還會有回穩的可能,若要見到下跌,可能短期內不容易。

2018年1月是offer寫到手軟,整個月是漲得又驚又快,不然就等著從別人的成交價往上加價。今年開始我的粉絲頁 會有我當周我跟同事下offer的最新成交狀況匯報,如果能及時掌握行情,對於周邊下次出價會更有幫助。

在這個賣方市場的時代,屋況差、長黴長菇、地基有問題的房子都還是一堆人投標,更不用說裝修完畢或是屋齡較新的房子了,offer數破表、加價率直飆、沒有超過comps 5%以上是肯定拿不到房子的,也因此買房投標之前買家更要謹慎,算好手上現金多寡,才能不讓保證金被扣走。

最近常跟客戶說,真的很抱歉,最近買房無法幫你省錢,而且保證會買在歷史高點,但是沒有人知道何時是最高點。必須要請你做出選擇,因為買與不買、要不要留在這一個城市,每個人都有不同的人生規劃跟方向。但是當您下定決心要在這裡買房,我是全職經紀人,必能為你全力以赴。

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一月幫客人搶到房子的客人感謝信,買到房子真的很難,買到好deal更難,謝謝客戶的肯定。

 

 

 

 

來看看2018年1月加價率與成交所需天數,1月數據代表著2017年12月的行情跟買氣。看2017年2月到2018年1月的數據,更能完整看出2017年一整年房市走勢,加價率一路攀升、去化日期一路減少,買氣依然維持高檔水位,在矽谷買房,難度繼續升高。

以下圖示折線為加價率,長條圖為房子上市到銷售所需時間。

 

Time frame is from Feb 2017 to Jan 2018 Area Name is '19 - Sunnyvale' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 900 listings
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Sunnyvale’. Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 900 listings

 

C
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘Cupertino‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 570 listings

 

M
Time frame is from Feb 2017 to Jan 2018 Postal City is ‘Mountain View’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 550 listings

 

Time frame is from Feb 2017 to Jan 2018 Postal City is 'Los Altos' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 370 listings
Time frame is from Feb 2017 to Jan 2018 Postal City is ‘Los Altos’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 370 listings

 

Time frame is from Feb 2017 to Jan 2018 Postal City is 'Campbell' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 480 listings
Time frame is from Feb 2017 to Jan 2018 Postal City is ‘Campbell’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 480 listings

 

Time frame is from Feb 2017 to Jan 2018 Area Name is '5 - Berryessa' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 820 listings
Time frame is from Feb 2017 to Jan 2018 Area Name is – Berryessa‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 820 listings
AV
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Almaden Valley‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 400 listings
Time frame is from Feb 2017 to Jan 2018 Area Name is '3 - Evergreen' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 810 listings
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Evergreen’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 810 listings
CB
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Cambrian’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings

 

我是 National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。

如果您有任何買賣房屋的需求。

請利用以下方式與我聯繫、預約看房或賣房分析

  • 電話 408-505-3003
  • 電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei
  • FB粉絲專頁:Maggie Chien-Realtor

2017年的矽谷房市分析報告(南灣篇)

 

寫了這篇文章之前,我看了一下去年我寫的房市分析

時光飛逝又一年,這一年的矽谷房市熱度有增無減,漲勢是確立的,而供給量仍顯不足,相較於2016年,南灣 (註一)市場上公開上市的listing少了上千間,成交量持平,成交比率上揚,顯示市場熱絡的程度。

我這次跑的2017南灣市場數字,將整份房市報告延伸到South San Jose,讓大家對於整個市場的行情更有進一步了解。 本篇我從Sunnyvale以南的區域寫起,包括San Jose, Milpitas, Santa Clara(不包括Alviso), Campbell, Los Gatos, Saratoga, Cupertino, 至於Sunnyvale 以北的Mountian View,甚至包括 Palo Alto, Los Altos, Atherton, Menlo Park等豪宅區,我過幾天會另外再寫一篇供大家參考。如果你有特殊區域想要進一步了解、想知道現在的房子價值多少,也可以私下與我聯繫。

 

以下我們就來看看2017的南灣房市

本文數據均以2017年1月2日 MLS統計數據為準。

2017年南灣:San Jose, Milpitas, Santa Clara(不包括Alviso), Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale 所有 Listing 數量為12657間,銷售了11898間。這其中不包括未上市的銷售、部分建商蓋好的全新房屋銷售。

2016年同期Listing 數量為13957間,減少了1300間Listing,銷售了11837間,相較之下,今年Listing選擇少,整個市場卻還還多賣了61間房。這其中不包括未上市的銷售、部分建商蓋好的全新房屋銷售。

 

Number of New Listings vs Sold
Number of New Listings vs Sold (2017)

 

 

2017年南灣平均銷售所需時間與加價率:淡季已經不再,就連冬天所需售房天數都沒有減少

Avg DOM & Sale to List Price Ratio
Avg DOM & Sale to List Price Ratio

 

2017年南灣銷售價格分布($,000):可以看出市場主要買家的預算分布

Sales by Price Range ($,000)
Sales by Price Range ($,000)

 

2017年成交總金額排名(以城市、或區域排名) Sunnyvale為首、Santa Clara為其次

Sales Volume by Area
Sales Volume by Area

 

不分產品、不分城市2017年平均成交價格

由2017年1月的$989,318 成長到12月為$1,302,585,去年漲幅為31.66%

2017年1月到2017年12月平均成交行情
2017年1月~2017年12月平均成交價(Sale Price, Average) Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from 11,905 listings

南灣不分產品、不分城市2015~2017年平均成交價格

由2015年1月的$855,156 成長到12月為$1,302,585近三年平均漲幅為52.32%

2015年1月~2017年12月平均成交價
2015年1月~2017年12月平均成交價(Sale Price, Average) Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from 36,175 listings

 

 

2017年又是一個瘋狂搶房的一年,而且是史上最為熱絡,我知道很多買家紛紛盼望房價跌落,但是就供給量、市場氣勢,2018房價要跌的機會,可說是微乎其微。

(註一) 本篇文章所指的都是南灣,是 Sunnyvale以南的區域起,包括San Jose, Milpitas, Santa Clara(不包括Alviso), Campbell, Los Gatos, Saratoga, Cupertino (Morgan Hill, Gilroy等沒有提到的城市都不算在內)

(註二) 本篇文章指的 Property Type 僅有Residential,Property只看Single Family Home、Condominium、Townhouse三大類

——————————————————————————————————————

我是專職房地產經紀人,也是National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。

如果您有任何買賣房屋的需求與問題

請利用以下方式與我聯繫、預約看房或賣房分析

電話 408-505-3003 / Maggie
FB/電郵:chienmingwei@gmail.com
微訊:maggiechien002
LINE:chienmingwei
FB粉絲專頁:Maggie Chien-Realtor

請同業尊重,每一篇文章都是我花了很多時間一個字一個字打出來的,請勿任意複製貼上,或是簡單改寫!如您要分享,請註明出處 https://maggiechien.com/謝謝。

 

稅改方案對房市造成的影響

這幾天接到很多人的詢問,也有好幾位客人問我對於稅改方案對房市影響跟看法,先聊聊稅改在房地產方面可能會造成的影響。

房地產稅(Property taxes)
新的規定只允許每年扣除高達1萬美元的房地產稅,影響所及,就是房地產稅單超過1萬元的人。

房屋抵押利息扣除(Mortgage interest deduction)
以前,抵押貸款(貸款)的利息為110萬美元可以扣除現在可能改為

1)100萬美元的貸款利息可以扣除
2)50萬美元的貸款利息可以扣除

2017年11月2日以前Close的貸款都不會受影響,但是還不知道未來如果有refinance的人會不會受影響。

以上是指自住房,如果投資房不在此限

賣房子的優惠年限
目前只要過去的5年中居住在家中2年,每一個在產權上的人有25萬元的資本利得免稅額。現在,新提出的規定是在過去的8年中必須住滿5年,才有免稅優惠。

現在能做什麼?

(1)如果你真想換房,也許可以更積極一點

(2)如果你的房地產稅超過1萬一年,可以先付明年的帳單,至於怎麼付房地產稅,請參考我上周發文

請注意!截自目前12/5號發文日,稅改方案還在眾議院和參議院協商,目前沒有真正的確定方案。至於矽谷房市明年的發展,我認為價格依然會繼續穩定上揚,因為回歸基礎點,矽谷房市目前仍為供需失衡狀態,自住型的買方仍遠多於賣方。然而,價格漲幅的多寡,則需看房子釋出量而定。

以上資訊僅供參考,如果您有稅務上相關問題,請諮詢執業CPA。

https://www.cnbc.com/2017/12/04/homeowners-use-these-year-end-tax-moves-to-save-ahead-of-tax-reform.html