2018年9月矽谷房市行情報告

Maggie Chien 簡明葳Leave a comment
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

Maggie Chien 簡明葳Leave a comment
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

 

台灣人在美國買房常見問題

Maggie Chien 簡明葳Leave a comment

以下是台灣人在美國買房常見的問題，我整理如下，關於稅務問題，請與會計師再次確認。

一、台灣人沒有身分可以買房嗎？

可以，沒有身分也可以買房，但是貸款有難度，貸款金額不大且利率高，最好是現金交易。

二、台灣人可以匯款到美國買房嗎？

可以，買房的時候直接把錢匯入信託帳號(Escrow Account)即可，注意：詐騙很多，一定要進入該房屋所開的Escrow Company而不能匯給任何其他第三方。

三、需要先銀行開戶把錢匯進來美國嗎？

可開可不開，開戶是為日後管理帳戶、收租金等方便作業，買房可以直接將錢轉入信託帳戶，沒有事先開戶也沒關係。

四、買房需要本人親自看房、簽收文件嗎？

親自看房最建議，但是也有人透過鏡頭看房。簽收文件可以網路作業，如果是現金交易買房，因為不需要透過公證流程，可以使用電子簽名完成買房程序。

五、有收租金要不要繳稅？

當然要繳稅，會計師可以幫忙處理。

六、每年還需要什麼費用？

買了房子之後，每一年都需要繳交加州房地產稅，稅基大概是買房房價的1.2%，每一年如果房屋正常漲幅，稅金還可能從原始的稅基再加2%，如果房價有更大的漲幅，稅金漲幅也可能超過2%。

七、賣房子要不要交所得稅？外國人賣房子跟本國人差異在哪裡

要，如果賣房有賺錢，一定要繳交所得稅。稅率依照所得有別。

除了所得稅，不管有沒有賺錢，賣房的時候，Escrow會先 hold 15~18% 的房價當作預繳稅，注意喔，是房價的15~18%先扣著，不只是賺錢的部分！之後呢，隔年繳完稅金才會將款項退回予售屋者，或是隔年申報完稅，才能交多繳的稅金取回。

八、如果買來當作投資房，稅務上有什麼優惠或限制嗎？

外國人所持有的不動產也可以做1031交換延稅計畫，是延稅不是免稅喔！網路上有很多1031交換文章，這裡我就不多加解釋，我們可以介紹1031交換公司。

 

 

 

 

 

 

 

 

 

2018年2~4月矽谷房市行情報告

Maggie Chien 簡明葳Leave a comment

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

Maggie Chien 簡明葳

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

關於 HOA 的Litigation

Maggie Chien 簡明葳Leave a comment

 

HOA 其實就是Homeowner’s Association 有人翻譯為管委會，有人翻譯為管理會，而當你購買房子的時候，如果不是Single Family，通常多有HOA組織，且附帶的是厚厚的一大疊HOA文件，在下Offer之前，這些文件可是要仔細閱讀。另外，文末提到的HOA Fee的多寡也是更重要的一環。

動輒數百頁的HOA文件裡，主要記錄著HOA開會紀錄、HOA既定規矩(CC&R)與各式各樣新的規則(Rule & Regulation)必須遵守，當然HOA財務狀況(Budget)、HOA Reserve study等等，都是檢視這一家HOA是否正常運作或是未來營運狀況有沒有隱憂的可能性，有經驗的經紀人都會教你如何判別。

 

偶爾HOA會有訴訟 (Litigation)這個時候就必須了解正在訴訟的項目，多數人一聽到社區有訴訟就倒退幾步，其實新建社區在十年內，因為在建商保固期間，HOA告建商爭取更多維修款並不難見到，多數案例都能拿到建商撥款或再讓外包廠商繼續維修。

目前多數的訴訟都還是有貸款銀行願意承作，像是Bank of the west,、Coast to Coast、Universal Capital Mortgage、 New American Funding 、First Republic Bank 等等，但是每一家銀行規定的條件有別，舉例來說有些銀行願意承作正在打官司的社區，卻只能作Primary Home & Second Home的貸款，而不願意借貸給投資者。有些銀行規定申貸者信用分數達740分以上等等，必須要一家一家問清楚。

 

litigation-red-335

 

不過，也因為買方個案差異性大，風險最小的作法，還是參考社區過去在Litigation期間，是由哪一些銀行願意承貸，問詳細該銀行的現有規定，再來遞Offer，否則在Offer上面放上Loan Contingency 則是保護買賣雙方的權益之一。

當然HOA有訴訟案利率會稍微比市面上的高出0.25%上下，但是只要訴訟一結束，只要有機會拿到更好的利率，就隨時可以找其他家Refinance，有時候甚至會因為在社區Litigation買到房子，還撿到便宜呢！

希望這一則分享能對你看到HOA的Litigation有更多助益。 HOA文件是厚厚一疊卻又乏味，但是其中細節多、查看的技巧也多，下Offer之前，千萬不要簽名不讀就帶過。

對了，HOA Fee依照含括項目有別，當然越低越好，因為自住期間不能抵稅、如果未來有出租的可能性，租屋期間通常是房東負擔HOA Fee的。

目前新建社區如果有豪華設施、中半島地區很常見到HOA超過$400/月 以上，如果是老人公寓、高級地段公寓，HOA常見$600~2500/月，南灣 20年以上社區，均價約$300/月，依照社區設施多寡有別，南灣15年以下社區，設施不多，HOA Fee含括的項目也僅有社區維護，多數在150~250/月之間 。

關於HOA文件，可以寫上多篇文章，有機會我會慢慢分享。

最近有一個低HOA的Listin在2508 Heron Ct. San Jose，趁機宣傳一下，歡迎預約看房