買房故事分享-飛機上談成的deal

交鑰匙囉!今天的客戶是之前成交的客戶介紹來的,看房之前還跟客戶爸媽聊了快三個小時,孩子第一次買房、第一次買房又是在異地,這種心情我能理解,所以要見客戶爸媽我都很樂意,直接對談不僅能知道雙方需求,也能即時回答問題,增加對彼此的信任。

來來回回看屋不下十趟,之前一直都在看Condo &
Townhouse,後來換了一個區就能買house,沒想到一換區的第一間就是一間開心農場與跟孩子的樂園。走入open house時,listing agent就暗示我之前就收到offer,但是為了一點點價小事前一組買家談不攏。

我們一進去就喜歡,我馬上告訴我客戶:「就是這間了。」我們馬上趁屋主有點心慌亂的時候趕快下offer。

還記得隔天我就要上飛機回台灣,上飛機之前我寫好先送出,在長榮班機上跟listing agent密集來回email聯繫,一邊跟客戶用Line傳訊息談成的,飛機上買到房,也是一個很特別的經驗。

而且價格很合理,這是我第一次遇到銀行說不用估價了!不用估價了!不用估價了,因為太特別了,所以說三次。 Loan agent直說:買得太好啦!

屋後的水果有好幾種檸檬、橘子、柳橙、新鮮無花果、藍莓、覆盆莓、葡萄、鳳梨釋迦等,前院側院則是繡球花跟好大一叢薰衣草,後院還規劃有小孩遊戲區,屋主之前也有孩子,鋪上假草的遊戲區還有柵欄,小孩便能安全遊玩。

因為太多水果了,我們特地要求賣家給我們一次walk through,賣家今晚說他把所有灑水器都設定好了,院子後面的燈也已經埋好,變壓器在車庫,自己裝上就可以啟動院子的燈,肥料跟油漆都留下來,他們仔細交代所有細節,道別走到門口之後,前屋主正在安慰太太,原來是前屋主太太竟然流淚了,她捨不得搬家啊。

我一時反應不過來,後來想想,我應該趕快跑去跟他說:「放心,我們會好好照顧房子的」,我當時只是分心在測試熱水有沒有問題🤣

對了,屋主特地把所有水果都留給我的客戶採,一堆正成熟的果實,一間非常可愛的房子,一份愛的傳遞。

First quarter 2019 housing affordability

加州地產經紀人協會最新一季的 購房指數 ( C.A.R.’s Traditional Housing Affordability Index (HAI) ) 出爐,根據加州地產經紀人協會最新數據統計,更多的加州人可以負擔起房子,主要原因是因為利率降低、市場轉淡加上民眾的收入增加所致。

2019年第一季的加州房產數據出爐,32%的家庭能買得起中位數約54.5萬元的房子,相對於2018年第四季的28%以及2018年的31%,有更多家庭能買得起房子。

Thirty-two percent of California households could afford to purchase the $545,820 median-priced home in the first quarter of 2019, up from 28 percent in fourth-quarter 2018 and up from 31 percent a year ago.

2019年第一季的加州房產數據出爐,32%的家庭能買得起中位數54.5萬元的房子,相對於2018年第四季的28%以及2018年的31%,有更多家庭能買得起房子。

A minimum annual income of $114,860 was needed to make monthly payments of $2,870, including principal, interest and taxes on a 30-year fixed-rate mortgage at a 4.62 percent interest rate.

最低年收入11.4萬元的家庭,必須每個月支付2千870元在房貸、利息與地稅,這2千870元是以30年房貸,貸款利率4.62%計算。

Forty-one percent of home buyers were able to purchase the $450,000 median-priced condo or townhome. An annual income of $94,690 was required to make a monthly payment of $2,370.

41%的買家可以買得起45萬元的連棟式房子(Townhouse)或公寓型(Condo),但是要買得起45萬元的房子,每月在房子上的負擔大概是2千370元。

More Californians could afford to purchase a home in the first quarter of 2019 as lower mortgage interest rates and cooler seasonal home prices combined with higher income levels to improve California housing affordability, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

根據加州地產經紀人協會最新數據統計,更多的加州人可以負擔起房子,主要原因是因為利率降低、市場轉淡加上民眾的收入增加所致。

The percentage of home buyers who could afford to purchase a median-priced, existing single-family home in California in first-quarter 2019 rose to 32 percent from 28 percent in the fourth quarter of 2018 and from 31 percent in the first quarter a year ago, according to C.A.R.’s Traditional Housing Affordability Index (HAI). The index climbed above 30 percent for the first time in a year. California’s housing affordability index hit a peak of 56 percent in the first quarter of 2012.

根據購房指數(HAI)買得起房子的人由去年第四季的28%增加到今年第一季的32%,上次最高值是2012年第一季的56%。

C.A.R.’s HAI measures the percentage of all households that can afford to purchase a median-priced, single-family home in California. C.A.R. also reports affordability indices for regions and select counties within the state. The index is considered the most fundamental measure of housing well-being for home buyers in the state.

加州地產經紀人協會的購房指數計算基礎,是以買得起中價位的獨棟房(single-family home)計算,每一個地區與縣市各有不同數據,購房指數是加州買房者能力計算的參考指標。

A minimum annual income of $114,860 was needed to qualify for the purchase of a $545,820 statewide median-priced, existing single-family home in the first quarter of 2019. The monthly payment, including taxes and insurance on a 30-year, fixed-rate loan, would be $2,870, assuming a 20 percent down payment and an effective composite interest rate of 4.62 percent. The effective composite interest rate was 4.95 percent in fourth-quarter 2018 and 4.44 percent in first-quarter 2018.

買了一間54.5萬的房子家庭年至少必須在11.4萬元,如果房貸以4.62%計算,每月支付於房貸、利息、與地稅費用2千870元,房貸相較於2018第四季的4.95%較低,但是2018第一季的為4.44%。

Housing affordability for condominiums and townhomes also improved in first-quarter 2019 compared to the previous quarter, with 41 percent of California households earning the minimum income to qualify for the purchase of a $450,000 median-priced condominium/townhome, up from 37 percent in the previous quarter. An annual income of $94,690 was required to make monthly payments of $2,370. Thirty-nine percent of households could afford to buy a condominium/townhome a year ago.

除了買得起獨棟房(single-family home) 的人變多,買得起45萬元的連棟式房子(Townhouse)或公寓型(Condo) 的人也從去年的37%增加到41%。

Compared with California, more than half of the nation’s households (57 percent) could afford to purchase a $254,800 median-priced home, which required a minimum annual income of $53,620 to make monthly payments of $1,340.

Key points from the first-quarter 2019 Housing Affordability report include:

Housing affordability improved from first-quarter 2018 in 28 tracked counties and declined in 16 counties. Affordability in four counties remained flat.

In the San Francisco Bay Area, affordability improved from a year ago in every county. San Francisco County was the least affordable, with just 17 percent of households able to purchase the $1,532,500 median-priced home. Forty-six percent of Solano County households could afford the $430,500 median-priced home, making it the most affordable Bay Area county.

如果在舊金山灣區,能持有房的人也全面增加了。

然而,住舊金山市能買得起房子的比例較低,大概只有17%的家庭買得起中位數153萬左右的中價位獨棟房。Solano County的家庭比較幸福,年收入$90,590能買得起中價位約43萬元房子占比達46%。

Affordability results in the Southern California region were mixed as only Orange and San Diego counties recorded an improvement from a year ago, while San Bernardino and Ventura counties experienced a decline. Affordability was unchanged in Los Angeles and Riverside counties.

In the Central Valley region, affordability held even from a year ago only in two counties — Fresno and Sacramento — and fell in three counties — Kern, San Benito and Stanislaus. Kings, Madera, Merced, Placer, San Joaquin and Tulare counties recorded improvements.

Housing affordability improved in all four counties in the Central Coast region, which includes Monterey, San Luis Obispo, Santa Barbara and Santa Cruz counties.

During the first quarter of 2019, the most affordable counties in California were Lassen (63 percent), Kings (57 percent) and Siskiyou (53 percent). The minimum annual income needed to qualify for a home in these counties was $47,340 or less.

Mono (10 percent), San Francisco (17 percent), Santa Cruz (17 percent) and San Mateo (18 percent) counties were the least affordable areas in the state. San Francisco and San Mateo counties required the highest minimum qualifying incomes in the state. An annual income of $322,480 was needed to purchase a home in San Francisco County, and an annual income of $323,010 was required in San Mateo County.

舊金山市區、聖馬刁、聖塔克魯斯這些距離灣區不遠的地方,還是名列最難買得起房子的前幾名縣市。目前 Santa Clara County (南灣) 中價位房 $1,220,000,舊金山$1,532,500 ,而San Mateo為 $1,535,000屬全加州最高中位數房價區。

原文來自加州地產經紀人協會 https://www.car.org

幾點說明:

第一、文章裡的利率還是比實際利率計算高很多
第二、全加州幅員太廣、房價差異很大、平均數據只是參考指標

買房不是不可能的事情,也非年收入30萬才能在矽谷買房,我們可以見面聊聊你的想法跟計劃,請利用以下方式與我聯繫、預約看房或賣房分析。

  • 電話/簡訊  408-505-3003 (如未接聽請留言)
  • 電郵: chienmingwei@gmail.com
  • LINE: chienmingwei

我是全職加州地產經理 CA Real Estate Broker、National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。DRE#01973756

2019年1~2月矽谷房市行情報告

三月過了一半,趁昨天剛好有個空檔看一下過去兩個月的加價率跟去化天數,2019 1月~2月的數據代表2018年底12月與2019年1月的買氣,多個城市都有反彈,更有買個房好過年的跡象。2018年5月以來,矽谷房市已經有跌幅,原因很多,股市、利率、漲多回跌、與最新的稅法都是其一。


2019房市有點回溫,加價率稍有回升、去化天數減少,但是仍不如2017/2018市況激烈,當初幾乎每一套房都是多個offer,最近市場則是要看產品了,目前要地點不差、屋況好、帶土地的房子是現在多數買方的首選。


關於未來房市走向,我們也在持續觀察中。可以預期的是今年房市要漲回2018年春天的機率應該不大,維持平盤是多數人的看法,在這樣的市場,你可以有更多選擇、可以放contingency買房,對於買家有更多交易上的保護。


Time frame is from Feb 2018 to Feb 2019 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 Feb 2018 to Feb 2019 Postal City is 'Mountain View' Property Type is 'Residential' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 540 listings
Time frame is from Feb 2018 to Feb 2019 Postal City is ‘Mountain View’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 540 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 950 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ’18 – Cupertino’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 590 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 830 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ‘6 – Milpitas’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 590 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ‘3 – Evergreen’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 770 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is ’14 – Cambrian’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 860 listings
Time frame is from Feb 2018 to Feb 2019 Area Name is one of ’13 – Almaden Valley’, ’12 – Blossom Valley’, ’11 – South San Jose’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 2,100 listings

矽谷房產筆記/矽谷房市名產 免費售後回租

▲▼位於山景城的房子,已經年久失修,之前銷售時還要求買家免費修復並且免費回租七年。(圖/簡明葳提供)

▲位於山景城的房子,已經年久失修,之前銷售時還要求買家免費修復並且免費回租七年。

圖文/簡明葳

當了矽谷的房地產經紀人之後,才開始常見於台灣商業房地產的售後回租 (Rent Back) 竟然如此普遍,今年最誇張的是谷歌總部所在地山景城,9月有一間房子上市,要求買家修繕,並且提供免費售後回租7年,還有人買單了,在地產業界引起不少話題。

矽谷房市一直是賣方市場,今年市場溫度有增無減,市場上供不應求的市況,可說是讓買家人心惶惶,深怕買不起房。然而這樣的賣方市場,加上售後回租的優惠,儼然是史上未有的換屋好時機。

換屋時常見的選擇有「先買後賣」或「先賣再買」。在矽谷換屋,如果資金有限,「先賣後買」還是最好的選擇。通常決定要賣房之後,需要大概21天的準備期,包括確認產權無誤、賣家試算、上市時間評估、決定上市價格、打掃、需不需要Staging、房屋檢查、確認Open House的日期、最後是接受投標、談判回租日期等等。

▲▼現在是矽谷前所未有的賣房好時機,僅管學區不好或靠近高速公路等嫌惡設施,只要屋況佳,依然都有人投標搶房。(圖/簡明葳提供)

▲現在是矽谷前所未有的賣房好時機,僅管學區不好或靠近高速公路等嫌惡設施,只要屋況佳,依然都有人投標搶房。

多加利用 順利換屋

賣方收合約的時候,若有眾人出價,即可談判免費售後回租。一般來說,從收到合約到買家貸款完成,所需約30天,如果還能再跟買家要求售後回租,可以再加60天,賣家等於有90天的時間可以看屋、買房、投標、搬家,雖然這90天因為時間緊迫,讓人難免感到壓力,卻是最有效率的換屋方法。

馬上換屋的做法是實際的。因為沒有人知道市場上的最高點、最低點,在短期買賣的交易過程裡,可能的情形就是賣房買高、賣低買低,至少能在市場的波段中,減少「賣低買高」的損失。而大家理想中的「賣高買低」在其他城市可能等得到,在房地產市場瘋狂的矽谷,近幾年機率看來是不大。

▲▼售後回租對於從小房換大房的族群帶來極大的便利性,好好利用即可順利換屋。(圖/簡明葳提供)

▲售後回租對於從小房換大房的族群帶來極大的便利性,好好利用即可順利換屋。

簽訂合約

售後回租的起算日從交屋日 (Close of Escrow) 開始,如果買家使用的是自住房貸款(註1),多數銀行可以寬限原屋主(即之前的賣家)繼續住在房子裡60天。如果是投資房貸款、或現金交易,賣家就可以跟買家再談談售後回租的租約,租約越長即可減低後續換屋計畫的壓力。

售後回租的租約必須在交易時就由雙方經紀人談妥、立下合約,內容包括押金、租金、甚至免費回租。之前的賣家在交屋後已經變成房客,一定要給新屋主押金、並維護環境等。直到短期租約到期,新屋主也能在後續交屋時要求再檢查房子,若有任何屋況產生問題,就有權力扣留押金或要求限期改善。

售後回租期間,也可能發生糾紛,新屋主與租客之間的糾紛,地產法規上已經不屬於當初負責買、賣房地產經紀人的職責。惟在職業道德上,房地產經紀人還是會盡可能協商,達成後續順利交屋的目的。

註1:美國的自住房貸款利率比投資房低,如果不是買家親自住在房子裡,是不能承作自住房貸款。

 

本文同步刊登於ETtoday新聞雲

有換房計畫嗎?

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。

2017 3月矽谷房市行情報告

最近各個大小學校放春假,我也好希望有個Spring Break 🙂

雖然當經紀人忙碌就是好事,但是一陣瘋狂的搶房,也是會讓買家跟經紀人身心俱疲的。

還好灣區天氣好,天天陽光普照,讓人想憂鬱都難,我天天給自己打氣,知足不抱怨,努力工作。

趁個空檔,趕快來post一下最新市場數據

三月的成交數據,顯示的是二月的買氣 (一月買氣請點這裡) (去年買氣請點這裡)

三月的市場氛圍,其實就是一個字「搶」!沒有嫌惡設施的房子,周末open house看房的時候,來人量基本上都超過100組人,出價的時候,offer數都在10份以上,如果開價正常,加價率平均是10~12%。

瘋狂加價的結果,導致了估價報告通常到達不到買價,這常常會導致一些糾紛或是交易的問題,我有空會專寫一篇的。

 

 

今天還是忙著下offer,先附上幾張MLS數據供參考。

CU
2017年三月MLS 最新數據,Cupertino 平均加價率與交易所需天數。

 

SU
2017年三月MLS 最新數據,Sunnyvale 平均加價率與交易所需天數。

SC
2017年三月MLS 最新數據,Santa Clara平均加價率與交易所需天數。

 

Be
2017年三月MLS 最新數據,Berryessa平均加價率與交易所需天數。

 

以上是包括矽谷周邊的房市數據分析,若有其他數據或產品的分析等進一步需求,或是有買、賣房子的計畫,歡迎透過下列方式跟我聯繫。

  • 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
  • Office:19620 Stevens Creek Blvd. #280 Cupertino 請先預約

GREAT PENTHOUSE CONDO FOR SALE

我有一個很漂亮的頂樓超大Condo預計已經正式上市,本周末6/3 (六)6/4(日)下午1:30~4:30可以看房。地址是464 Clinton St. Redwood City

3房2衛1700多呎,地點在Redwood City,走路就到Caltrain Redwood City Station, Whole Foods, Safeway。

因為是頂樓戶,所以很單純只有兩戶,樓上也沒鄰居了,根本不怕吵。頂樓戶有絕佳景觀,面對的岸山又平又美麗,還有三面陽台包圍,且四面都有採光,大面積落地窗一開窗廉就是美麗的Emerald Hills,開價$84.9萬元,HOA$657/月,HOA包括水、垃圾、外面的insurance and maintenance 如果你感興趣,請聯繫我。

GREAT PENTHOUSE CONDO FOR SALE!!

3B/2B/1738SQFT

GREAT VIEW!! Top floor penthouse apartment with high ceiling, a wrap-around deck and an impressive hill view. WALK to Caltrain Redwood City Station, Whole Foods, Safeway and Sequoia Station plaza. Seller already paid $26,000 for the new roof and new exterior paint, the project will finish by this summer as per the HOA. Newer kitchen cabinets, granite counter top, interior paint. New tile floor installed in 2015. Built in bookcases & cabinets. Ceiling sprinklers. One-car garage spot plus driveway parking and street parking. Large walk-in private storage closet inside the garage area. Beautiful garden & Koi pond in the common area. Laundry facilities (3 washers & 3 dryers) inside the complex, no washer and dryer in the condo. First year needs to be owner occupied.

https://www.redfin.com/CA/Redwood-City/464-Clinton-St-94062/unit-401/home/1797087

Mingwei Business card