Home Prices Rise in Nearly All Metro Areas in Second Quarter

第二季官方房價報告出爐

WASHINGTON (August 11, 2015) — A promising climb in home sales throughout the country amidst insufficient supply caused home prices to steadily rise in most metro areas during the second quarter, according to the latest quarterly report by the National Association of Realtors®.

The median existing single-family home price increased in 93 percent of measured markets1, with 163 out of 176 metropolitan statistical areas2 (MSAs) showing gains based on closings in the second quarter compared with the second quarter of 2014. Thirteen areas (7 percent) recorded lower median prices from a year earlier.

The number of rising markets in the second quarter increased compared to the first quarter, when price gains were recorded in 85 percent of metro areas. Thirty-four metro areas in the second quarter (19 percent) experienced double-digit increases, a decline from the 51 metro areas in the first quarter. Nineteen metro areas (11 percent) experienced double-digit increases in the second quarter of 2014.

Lawrence Yun, NAR chief economist, says the housing market has shifted into a higher gear in recent months. “Steady rent increases, the slow rise in mortgage rates and stronger local job markets fueled demand throughout most of the country this spring," he said. “While this led to a boost in sales paces not seen since before the downturn, overall supply failed to keep up and pushed prices higher in a majority of metro areas."

Adds Yun, “With home prices and rents continuing to rise and wages showing only modest growth, declining affordability remains a hurdle for renters considering homeownership — especially in higher-priced markets."

The national median existing single-family home price in the second quarter was $229,400, up 8.2 percent from the second quarter of 2014 ($212,000). The median price during the first quarter of this year increased 7.1 percent from a year earlier.

The five most expensive housing markets in the second quarter were the San Jose, Calif., metro area, where the median existing single-family price was $980,000; San Francisco, $841,600; Anaheim-Santa Ana, Calif., $685,700; Honolulu, $698,600; and San Diego, $547,800.

The five lowest-cost metro areas in the second quarter were Cumberland, Md., where the median single-family home price was $82,400; Youngstown-Warren-Boardman, Ohio, $85,000; Rockford, Ill., $94,700; Decatur, Ill., $96,000; and Elmira, N.Y., $98,300.

Total existing-home sales3, including single family and condo, increased 6.6 percent to a seasonally adjusted annual rate of 5.30 million in the second quarter from 4.97 million in the first quarter, and are 8.5 percent higher than the 4.89 million pace during the second quarter of 2014.

“The ongoing rise in home values in recent years has greatly benefited homeowners by increasing their household wealth," says Yun. “In the meantime, inequality is growing in America because the downward trend in the homeownership rate means these equity gains are going to fewer households."

At the end of the second quarter, there were 2.30 million existing homes available for sale4, slightly above the 2.29 million homes for sale at the end of the second quarter in 2014. The average supply during the second quarter was 5.1 months — down from 5.5 months a year ago.

Metro area condominium and cooperative prices — covering changes in 61 metro areas — showed the national median existing-condo price was $217,400 in the second quarter, up 3.1 percent from the second quarter of 2014 ($210,800). Fifty metro areas (82 percent) showed gains in their median condo price from a year ago; 11 areas had declines.

Rising home prices weighed on affordability in the second quarter compared to the second quarter of last year despite an uptick in the national family median income ($66,637)5. To purchase a single-family home at the national median price, a buyer making a 5 percent downpayment would need an income of $49,195, a 10 percent downpayment would require an income of $46,605, and $41,427 would be needed for a 20 percent downpayment.

NAR President Chris Polychron, executive broker with 1st Choice Realty in Hot Springs, Ark., says Realtors® are reporting strong competition and limited days on market for available homes — especially at the entry-level price range. “Buyers should work with their Realtor® to deploy a negotiation strategy that helps their offer stand out," he said. “If a bidding war occurs, it’s important for the buyer to stay patient and only counteroffer up to what he or she can comfortably afford. It’s better to walk away and wait for the right home instead of being in a situation where one has purchased a home above their means."

Regional Breakdown
Total existing-home sales in the Northeast increased 10.3 percent in the second quarter and are 8.6 percent above the second quarter of 2014. The median existing single-family home price in the Northeast was $269,300 in the second quarter, up 5.2 percent from a year ago.

In the Midwest, existing-home sales jumped 13.4 percent in the second quarter and are 12.7 percent higher than a year ago. The median existing single-family home price in the Midwest increased 8.7 percent to $182,000 in the second quarter from the same quarter a year ago.

Existing-home sales in the South fell rose 1.1 percent in the second quarter and are 6.3 percent above the second quarter of 2014. The median existing single-family home price in the South was $202,900 in the second quarter, 8.7 percent above a year earlier.

In the West, existing-home sales climbed 8.1 percent in the second quarter and are 8.1 percent above a year ago. The median existing single-family home price in the West increased 9.6 percent to $325,200 in the second quarter from the second quarter of 2014.

The National Association of Realtors®, “The Voice for Real Estate," is America’s largest trade association, representing 1 million members involved in all aspects of the residential and commercial real estate industries.

# # #

NOTE: NAR releases quarterly median single-family price data for approximately 170 Metropolitan Statistical Areas (MSAs). In some cases the MSA prices may not coincide with data released by state and local Realtor® associations. Any discrepancy may be due to differences in geographic coverage, product mix, and timing. In the event of discrepancies, Realtors® are advised that for business purposes, local data from their association may be more relevant.

Data tables for MSA home prices (single family and condo) are posted at http://www.realtor.org/topics/metropolitan-median-area-prices-and-affordability. If insufficient data is reported for a MSA in particular quarter, it is listed as N/A. For areas not covered in the tables, please contact the local association of Realtors®.

1The Ann Arbor, MI MSA and Harrisburg-Carlisle, PA MSA will now be included in the single-family price report.

2Areas are generally metropolitan statistical areas as defined by the U.S. Office of Management and Budget. NAR adheres to the OMB definitions, although in some areas an exact match is not possible from the available data. A list of counties included in MSA definitions is available at: http://www.census.gov/population/estimates/metro-city/List4.txt.

Regional median home prices are from a separate sampling that includes rural areas and portions of some smaller metros that are not included in this report; the regional percentage changes do not necessarily parallel changes in the larger metro areas. The only valid comparisons for median prices are with the same period a year earlier due to seasonality in buying patterns. Quarter-to-quarter comparisons do not compensate for seasonal changes, especially for the timing of family buying patterns.

Median price measurement reflects the types of homes that are selling during the quarter and can be skewed at times by changes in the sales mix. For example, changes in the level of distressed sales, which are heavily discounted, can vary notably in given markets and may affect percentage comparisons. Annual price measures generally smooth out any quarterly swings.

NAR began tracking of metropolitan area median single-family home prices in 1979; the metro area condo price series dates back to 1989.

Because there is a concentration of condos in high-cost metro areas, the national median condo price often is higher than the median single-family price. In a given market area, condos typically cost less than single-family homes. As the reporting sample expands in the future, additional areas will be included in the condo price report.

3The seasonally adjusted annual rate for a particular quarter represents what the total number of actual sales for a year would be if the relative sales pace for that quarter was maintained for four consecutive quarters. Total home sales include single family, townhomes, condominiums and co-operative housing.

Seasonally adjusted rates are used in reporting quarterly data to factor out seasonal variations in resale activity. For example, sales volume normally is higher in the summer and relatively light in winter, primarily because of differences in the weather and household buying patterns.

4Total inventory and month’s supply data are available back through 1999, while single-family inventory and month’s supply are available back to 1982 (prior to 1999, single-family sales accounted for more than 90 percent of transactions and condos were measured only on a quarterly basis).

5Income figures are rounded to the nearest hundred, based on NAR modeling of Census data. Qualifying income requirements are determined using several scenarios on downpayment percentages and assume 25 percent of gross income devoted to mortgage principal and interest at a mortgage interest rate of 4.0%.

NOTE: Existing-Home Sales for July will be released August 20, and the Pending Home Sales Index for July will be released August 27; release times are 10:00 a.m. EDT.

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Apple buys huge San Jose development site/ Apple繼續向San Jose航行 (n1 Campus)

Apple 上個月才租下101 Campus, 今日又傳出買下 North San Jose  “n1 Campus"

Apple 近幾年不斷擴張,員工人數眾多,不斷傳出往南置產、往San Francisco 與 San Jose租下商業不動產的新聞。

影響所及,就是周邊的租屋市場與換屋人潮,將帶來一波新的氣象。

蘋果公司買下聖荷西的北部沿第一街的大片土地,足以興建辦公室和研究園區,供1萬5000名員工使用。

這項交易上周完成,總部設在庫比蒂諾的蘋果公司7月31日付出1億3820萬現金,買下在北一街和Component Drive附近40畝土地。賣方是康乃狄克州Five Mile Capital Partners旗下機構,該公司在2010年以4000萬元買下這片土地。

金寶市(Campbell)創意策略(Creative Strategies)市場研究公司主分析師巴佳瑞(Tim Bajarin)說:「蘋果絕對可以有這樣大規模的成長,買下這塊土地代表對蘋果未來的成長有十足的信心。」

這塊地已經獲准可興建總共280萬平方呎的辦公室,規模和現在正在庫比蒂諾興建的「太空船」建築相去不遠。蘋果打算把1萬3000名員工遷進太空船建築,那裡將是蘋果的世界總部。

蘋果最近向Ellis Partners租下29萬平方呎的辦公大樓,新買下的土地就在大樓旁邊,如果合在一起,這塊地和建築就是主要的聖荷西園區所在地。

高力國際(Colliers International)房地產公司的資深副總裁貝爾(Terry Bell)說:「蘋果的成長已是意料中事,它擴張的範圍簡直沒有限制。」

不過蘋果並非矽谷唯一鯨吞大塊土地和建築的科技公司,Google早就在山景城、桑尼維爾、巴洛阿圖和紅木城擴張,LinkedIn 的成長計畫則以山景城和桑尼維爾為主,臉書在蒙洛公園市繼續發展,三星則在聖荷西北部興建大型的地區總部。

When Apple Inc. leased a 290,000-square-foot building in north San Jose last month, the big question was: What’s next?
Now we know — and Apple didn’t disappoint.
The Cupertino-based Mac maker has purchased a roughly 43-acre development site in North San Jose in a blockbuster real estate transaction that raises tantalizing questions about the company’s plans there.
The deal for developer Lowe Enterprises’ so-called “n1 Campus" closed last week, according to public records. Apple paid just more than $138 million for the property at 2347 North First St., according to a deed that I examined in person today at the Santa Clara County Clerk-Recorder’s Office. That’s a big markup over the $39 million that Lowe and its joint-venture partner, Five Mile Capital Partners, paid back in 2010. (Click here for more.)
Get A.M. business scoops. Subscribe to SVBJ’s free morning email newsletter.

The deal comes on the heels of Apple’s lease of roughly 300,000 square feet from Ellis Partners in an already constructed building practically next door, marking Apple’s biggest push into San Jose. But that apparently was table stakes to the deal completed last week. Apple tends to grow wherever it leases or buys real estate, and the latest transaction shows that dynamic clearly playing out.
The possibilities with the latest transaction are wide open: The undeveloped land is approved for up to 2.8 million square feet of office space — about the same size as Apple’s under-construction Spaceship campus in Cupertino. But Lowe had been marketing plans from global architecture firm Gensler to build 1.8 million square feet in a sleek urban-style campus setting. If Apple built out that much office space, it could hold more than 14,000 workers. But it might be premature to assume what Apple has in mind: Apple could have its own program at the site. As of Monday, no new building plans had been turned in for the project.
The implications for San Jose — and north San Jose in particular — are huge. The city has for years been working to attract marquee tech tenants to the North First Street jobs corridor, which is already home to big names like Samsung, Brocade, Cisco Systems Inc. and others. Apple’s arrival — no matter what it ends up doing on the n1 site — is a major milestone that could attract more investment there.
“It’s really going to raise the profile of San Jose," said John Boyd of site-selection firm The Boyd Co.

The latest Apple deal comes as the company executes on a breathtaking real estate program that has Apple expanding by leaps and bounds in Sunnyvale and Santa Clara, an appetite I wrote about back in May.
Still, it appears Apple will not be executing on another high-profile deal in San Jose — Coleman Highline. Apple was negotiating on a deal for the massive development site near the Mineta San Jose International Airport, which could include up to 1.5 million square feet of office, R&D, or light industrial space, as I previously reported. But brokers last week announced that the project was “back on the market," according to an email blast sent to real estate industry professionals. It’s unclear how far along the deal was, or whether it could be revived.
What’s interesting in the latest transaction is that Apple opted to buy, not lease. It’s possible Apple wants more control over whatever it does there, and simply felt more comfortable owning the land. In addition to office space, Apple has been in the market for broad swaths of heavy R&D and industrial space, industry observers tell me. The latter could be read as a tantalizing sign of Apple’s interest in manufacturing, though such a possibility is for now market speculation. (For more on this, click here.)
With the acquisition, Apple has grabbed one of the largest remaining undeveloped infill sites in Silicon Valley. The question now is what else might be in Apple’s sights. There are several other development projects in north San Jose — including Steelwave’s Tech Place on 101, next door to the Ellis Partners site, and the Brokaw Road development from Peery-Arrillaga ( widely known as the “mystery tenant" project.)

http://www.bizjournals.com/sanjose/news/2015/08/03/exclusive-apple-buys-huge-san-jose-development.html

2015年7月,矽谷Sunnyvale房價終見喘息

【Ming Wei Chien/ 簡明葳】7月已過,我在更新最新的Closed 數據時發現,成交日微幅增加,價格更見到些微的喘息空間。

7月顯示的數據,代表著6月的買氣,最近我們在銷售房產時,明顯感受到買氣不如上一季,甚至今年不如去年熱絡,除了暑假本來就是淡季之外,漲翻天的房市受到全球股市與經濟數據表現不佳影響,民眾購屋信心不如往昔,價格、交易日都有些變化。

我們先針對Sunnyvale看一下交易日、加價力道的變化。

201507月 Sunnyvale 成交數據

此表格僅比較(Single Family & Town House & Condo) 平均成交日稍微拉長至14天,平均加價力從6月的114.2%滑落至110.3%,平均加價力道顯弱。

Sunnyvale 在7月Single Family & Town House & Condo總成交件數為80件,相較於6月91件,減少11件,若單單比較Single Family,6月成交58件,7月成交55件,暑假因為民眾度假多,加上學區換屋需求不再強勁,成交件數減少。

整體南灣分析報導,將於明日完成,敬請期待。

本文為我個人親自分析資料撰寫,請勿任意轉載,若需分享,請註明來源。

如果您對矽谷房產有興趣,有任何房地產需求或問題,歡迎利用以下方式與我聯絡

  • FB/電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei
  • 電話:408-505-3003

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