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

矽谷買房子/ 租房子,哪一個划得來?Trulia的Rent vs. Buy計算器

找到了Trulia有一款很好用的工具——「Rent vs. Buy計算器」

讓使用者根據租金、買房目標價、貸款利率、稅率、打算居住多少年來分析出買房、租房怎麼樣比較划算

http://www.trulia.com/rent_vs_buy/

http://www.realtor.com 也有這項工具

http://www.realtor.com/mortgage/tools/rent-or-buy-calculator/#iid=finance:nav_menu:rent_vs_buy

大家不仿比價、比較一下

精確地計算後,就能為自己的買房計畫做出打算!

我個人跑了多年的財經新聞與房地產新聞,這項計算器沒有評估到個人家庭風險等,通常我會建議客人,若要買房貸款,一定要至少預留半年房貸準備金,對於家庭保障最完整。

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

投資加州商業地產 紮好五步基本功 (轉載自大紀元)

(大紀元記者馬天祥舊金山採訪報導)要進入商業地產,先了解一件事:買商業地產比買住宅要複雜得多。在交易前後及過程中,需要具備更有經驗的專業人員的協助,才能降低投資風險,並避免日後經營中遇到的麻煩。

多年前,一位大陸買家從舊金山灣區購買了一家公司,經營多年後突然接到原股東起訴,稱其違反了某項條款,要收回已出售的公司。雙方打起了官司。最後,大陸買家敗走麥城,損失慘重,被迫交出經營多年的生意。

來美國投資商業地產的大陸人士,面臨最大的問題是不熟悉美國當地的環境、法律。而商業地產比住宅交易複雜得多,為避免失誤和糾紛,買賣雙方必須聘請律師,來爭取自己的權益。

灣區房地產律師出身的地產經紀人陳建友,這些年曾代理多起商業地產交易案。總結華人投資商業地產的經驗和教訓,他提出以下建議:

留意特殊交易表格

商業地產交易一般也是用標準表格,但有規模的地產公司,往往會覺得標準表格無法滿足交易本身的個案特殊需要,因而會採用自製的特殊表格,來保護自己的利益。

因此,商業地產交易中需要尋找地產律師,或與專門的律師樓合作。地產的交易,也需要聘請資深的地產經紀人作為代理,一般的住宅房產經紀人無法完成這類複雜的任務。

選對商產地點

決定商業地產價值的關鍵因素是地點。選錯地點,其帶來的損失,遠遠大於買錯建物本身帶來的損失,可能還會導致事業的失敗。因此,決定購買房子時,要從地產的位置、格局、大小、環境、業務種類等多個方面來考慮。

陳建友說,那些高科技公司,為什麼選擇在硅谷安家?因為那是高科技中心,聚集了全球最頂尖的科技人才和創意。做教育的,往往到教育中心附近租房或者買房。要根據公司的需要,來選擇地點。

做進出口的公司,他們首先要解決的是倉庫問題,在南加州購買?還是在北加州購買?相比之下,南加州的成本要低很多。但還要參考公司的業務,看你的客戶在哪個地點?公司的客戶群在哪?是在南加州、北加州,還是全加州都有。

注意商產出租轉讓權

商業地產的合同相對複雜,一般的地產經紀人甚至看不懂。以倉庫為例,有的合同條件非常有利於房東;有的合同會對租約的轉讓設置很多限制。因此,合同最好需經過專業人士的擬定並審核。

因為商業地產合同往往期限較長,一般在5年以上。在這段時間內,假如公司因為內部或外在條件的變化,需要把租約轉讓給其他人,這時你在簽訂合同時要清楚,自己有沒有為以後的轉讓提供便利。

還有的商業租賃合同,會設置一些意想不到的限制,如果不注意,會給以後的經營帶來麻煩。如,有的商業租賃,限制租賃方股東的變更。如果股東變更超過20%,就要經過房東的同意。這個限制還非常普遍。

另一種租賃合約會限制租賃方多餘空間的轉讓。有的房東會要求經過他同意才能轉讓,或者他有權利收回來,由房東的身份分租給你要出租的人。

支付地稅和保險

商業地產的地稅,房東一般要求由租客承擔。超過80%的商業地產租賃合同,地稅是由租客支付。住宅不同,稅金一般都由房東承擔,房東和房客之間還可以約定稅金承擔的多少。

房東還會要求租客購買商業責任險、場地意外保險。房東也會購買自己應負責的保險。這些在合同中都要註明。

要和律師與會計師合作

做投資前,要注意合作公司的稅務和債務問題,先做前期調查,了解合作公司的財務損益和法律風險。曾有一家公司,投資3千萬購買一商業中心,貸款10年。後來公司想轉讓,打算提前歸還貸款,結果到銀行交涉,發現貸款屬於不可提前還清的種類。交易因此無法繼續。

另外,不同的商業地產,還會受到不同的法律限制。如辦公樓、復建中心和酒莊,在程序、申請的條件和部門都有不同的差異。還涉及到使用、財務、貸款等多種風險。

陳律師說,做商業地產交易,「如果你是外行,就要更多的依賴經紀人。最重要的是,一個懂得商業地產交易合同的專業人士必不可少。」
Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

買房步驟 (一) Pre-approval letter

mortgage-preapproval

如果想在加州買房,尤其是首購族(First time buyer),除了現金買房,一定要先到自己常往來銀行辦一張Before buying a house, get pre-approval letter first.

Mortgage Pre-Approval (Letter) 這是下標房子一定要的半正式確認函

這是由銀行開出的證明,他從您的工作證明、信用分數、收入等條件,評估貸款條件,貸款評估信函(Pre-approval letter)具體描述可貸款金額、額度等評估。

如此一來,我們在看房子之前,才能衡量收入、自備款與可貸款金額去看這範圍的房子,可以避免錯估自己能力,造成出價(Make an offer)之後 因為貸款金額不足,造成對交易之間的拖延,或因此無法買房。

值得一提的是,常常也有客人,也許因為信用極佳,貸款條件好,可以購買超出預期所設下金額的房子。

我們先把Pre-approval letter做好,我們就可以開始去看房子了!

==========================================================

如果沒有熟悉的銀行,我們公司也可以幫忙評估,需要您提供下列資料

Need:
1. Last 2 years W2 on your husband
(過去兩年的收入證明)
2. 2 most recent pay stubs for your husband
(近兩個月工資單)
3. 1 most recent bank statements (please provide all the bank accounts that you will use for the down pay of the purchase)
(近一個月銀行對帳單,如果有多家將用來繳付頭期款,請提供所有銀行)
4. If you both holds green card, please send me copies for the front and back sides of the card. (綠卡正反面影本)
If you hold H1 Visa or other type of Visa, please send me the paperwork.(工作簽證或合法居留美國簽證影本、證明)
5.  Need your car loan or car lease statement.
(汽車貸款對帳單或是租車證明對帳單)
6.  Need driver licenses copies for both of you.
(雙方駕照、護照影印本)
7.  Please complete the attached loan application as much as you can.
(我們貸款單位回寄送表格給您填寫)
=========================================================

Before buying a house, get pre-approval letter first.

http://www.realtor.com/advice/finance/get-a-mortgage-preapproval/

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

認識 Maggie Chien

灣區專職經紀人

Maggie曾在台灣當過九年的財經記者,蘋果日報房地產中心(地產王&家居王)、自由時報財經中心房產線總資歷長達七年。我在台灣採訪過數千間建案,在矽谷從2015年開始取得Realtor執照、2019年取得Broker執照,這五年來看房歷年達千間以上,讀過數百個報告,買過數十間房,管理十幾間房地產。

在矽谷買房子,是一個充滿挑戰的過程。我能提供試算服務、貸款諮詢與轉介、為您挑選適合滿足您需求的房子、一同看屋、一起挑戰競標的過程。我們將逐條念過合約內容,下標之前我會誠實地揭示屋況、屋主詳細情形、報告,而後續的交屋、租屋、修繕、改建等諮詢都在服務範圍之內。

關於賣房,房價評估、市場分析、修繕建議、上市時間建議、Staging評估、風格挑選、行銷方式分析、海報、Post、媒體推廣、行銷媒體選擇、挑選offer輔助,後續交屋,都是我擔任賣房經紀人時的職責。

若您有其他關於矽谷置產問題,或是買賣房屋的需求。

請利用以下方式與我聯繫、預約看房或賣房分析

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

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


I am a California realtor/broker associate in the Silicon Valley, currently working with Keller Williams Realty.

I have always had a passion for Real Estate.  As an Editor/Journalist in Taiwan, I had written hundreds of news articles covering Real Estate and Interior Design.  After moving to the SF Bay Area in 2014, I followed my passion and embarked on a successful career as a Real Estate agent/broker.

For my buying clients, I understand home ownership is a big part of the American Dream and I will help you to achieve this goal with logic and data:

–          Find/compare/verify the house of your need

–          Review all property inspection reports, seller disclosures, permit history, HOA docs, etc. with you

–          Explain all contractual documents to help you make the strongest offer with confidence

–          Share a buyer’s only checklist with you prior to making an offer

For my selling clients, I understand it can be a very stressful process determining when to sell, how to price and market the house.  I will greatly reduce your burden by:

–          Thorough analysis on market condition, timing and price

–          Prepare all documents and escrow account

–          Touch up/renovate the house with my team of contractors

–          Showcase the house with professional staging

–          Advertise and conduct open house

–          Review and select the strongest offer with confidence

Cell Phone  408-505-3003

FB/email  chienmingwei@gmail.com

Wechat  maggiechien002

LINE  chienmingwei

Like my fans page to follow the latest real estate news:Maggie Chien