2016年4月最新行情/漲勢確立 各自表現

按照慣例,我又來寫MLS最新資料數據分析,四月的數據反映的是三月的房市,上個月我們歷經了平均開價相較去年跳漲10%的日子 應該很多人好奇三月市場的變化

其實從Agent每天在市場打滾的體驗,下的offer數與看房人數多寡,Buyer的出價勇敢度,大概都能感受到灣區房地產的市場溫度,三月我們與同事在出價時,正常的房子offer數都在10份左右,Sunnyvale則都有15份offer,跟天氣一樣,三月房市已經比二月來的溫暖。

除了漲勢再起,成交日也變短。市場如此,Buyer的加價實力不夠可是買不到房子,這幾個月尤其以Sunnyvale & Berryessa 市場更為火熱,買方加價力道十足,不分產品平均加價率漲至今年高點,成交數明顯稅減以下從MLS統計就能看出,就能房價已經高不可攀的Cupertino還是能看到成交天數縮短,加價率在攀升。West San Jose也是差不多的市況,但是我抓的數據只有顯示Single family(沒為什麼,獨厚我的客戶而已,他正在找這裡的House) 請大家見諒 ^^

再次聲明,每個區域、每個Zip Code都有好區跟差一點點的區域,學區、街廓、鄰居素質、是否靠近高速公路、鐵道或重大建設,都與房價息息相關,每間房子在每個人的心中顯示的價值都不一樣,每一個Agent出價之前都應該給客人近期成交數據分析,評估市場與客戶承擔能力,才進行出價。

若有問題歡迎來電、來信討論

 

SU

Apr 2015 to Mar 2016 Sunnyvale

 

BE
Apr 2015 to Mar 2016 Berryessa

 

Santa clara
Apr 2015 to Mar 2016 Santa Clara
CU
Apr 2015 to Mar 2016 Cupertino

 

West SJ house
Apr 2015 to Mar 2016 95129,95130 House only

 

讓我們一起為你的房子寫故事

Mingwei Business card

The API: 10 things parents should know

前兩天一個Cupertino 搬走的媽媽語重心長地告訴我

「我要是重新再選擇一次,我不會讓我孩子去念Monta Vista ,Pidmont High也很好啊,我兒子在MV只是前20%,他沒有高中生活,一直在念書,如果到競爭少一點點的學校,他會不會比較快樂我無法確定,但是他排名一定會很前面,史丹佛只要全校的第一名,在名校的孩子,實在很可憐...」

API分數常常是有孩子的家庭購買房子的參考指標,去年10月開始,Redfin重新調整學區分數,許多API落後的學校,突然變成9分10分,不管如何,API分數真的是百分之百的指標嗎? 你的孩子一定要爭破頭搶好學校嗎?

這裡有篇來自greatschools.org的文章,提供大家參考,讓你對所謂的API 分數有進一步的了解

1. The API is not a test.

Rather, the API is a school performance measurement system that was first developed as part of California’s 1999 Public Schools Accountability Act. Each year, the state calculates the Base API for each school to establish a baseline for the school’s academic performance, and it sets an annual target for growth. Each summer, the state announces the Growth API for each school, which reflects growth in the API from year to year.

The 2011 Base API, released in May 2012, is calculated using each school’s test results from the California Standards Tests (CSTs — state tests designed to see how students are learning state standards), the California Modified Assessment (CMA), the California Alternate Performance Assessment (CAPA) and the California High School Exit Examination (CAHSEE).

The 2012 Growth API, which will be released in September 2012, shows the school’s academic growth for the year. It is calculated in the same way as the 2011 Base API.

2. The API measures both school performance and improvement.

The API can be used to see how well a school did on tests in any given year, as well as to track school progress over time. Each year, parents can review a school’s API number, which shows how well it did relative to the state’s goal of 800, and also check the school’s growth from the previous year. To make it an accurate measure of school improvement, the Base API calculation only includes test results of students who were in the district during the previous school year. The Growth API is calculated using results of students from the current school year.

3. The API has very high stakes.

Due to the spotlight on API results from newspapers and the state, schools are under tremendous pressure to increase test scores and improve their APIs. While some argue that this pressure encourages schools to improve classroom instruction, others are afraid that schools will shortchange rich curricular programs in favor of test preparation drills.

4. The API measures academic performance, not school quality.

As a parent, you may have heard people say things like, “The school has an API of 750, so it must be a great school,” or “The API is only 550? What’s wrong with this school?” While these simple assessments are tempting, be careful about jumping to conclusions based on a school’s API alone. Before making any overall judgments about a school’s quality, be sure to look at its API improvement as well as other key factors, including teacher experience, parent involvement and special programs.

5. The API focuses on achievement for all students.

The API is designed to show how well schools are serving students across all ethnic and socioeconomic groups. For this reason, separate APIs are calculated for each of a school’s statistically significant subgroups, which include any ethnic groups that account for a significant percentage of the school’s population. If “numerically significant,” APIs are also calculated for a school’s socioeconomically disadvantaged students (students who qualify for the subsidized lunch program or who don’t have a parent with a high school degree), English learners, and students with disabilities.

6. Schools that don’t improve their APIs must get help.

If a school doesn’t meet its API growth target and has one of the lower Base APIs in the state, it may receive grants and special assistance to help with improvement efforts. If a school continues to fall short of its target, it may eventually be subject to strong local or state sanctions, including reassigning the principal (subject to a public hearing), reorganization or even school closure.

7. API results are for schools and districts only.

There is no such thing as an individual student API. The API is based on scores from the CSTs, the CMA, the CAPA and the CAHSEE. The API measures how a school’s or district’s academic performance improves from year to year.

8. The API has changed.

It used to include just the results of the norm-referenced tests — in the first years, the Stanford 9 tests and later the CAT/6. These tests compared California students to their peers nationwide. In recent years the emphasis has shifted to include more results from the CSTs, which more accurately reflect what California students are expected to learn in the classroom, and fewer results from the CAT/6. In early 2009, the CAT/6 Survey was eliminated entirely as a testing tool in the state.

In 2001-2002, CSTs in English language arts (for grades 2 through 11) were added to API calculations. Scores from CSTs in math (for grades 2 through 11), social science (for grades 10 and 11), and the CAHSEE were added in 2002-2003 to provide a more accurate picture of what students have learned. In 2003-2004, CST science tests in grades 9 through 11 and the CAPA in language and math in grades 2 through 11 were added. Since 2004-2005 even more indicators have been added. The API now includes the CST in science for grades 5 and 8 through 11 and in history-social science for grades 8 through 11. In 2008, the California Modified Assessment (CMA) was added to the API for grades 3 through 5. Grades 6 through 8 of the CMA were added in 2010.

9. The API is complicated.

If the whole topic of the API confuses you, you’re not alone. Educators and parents alike struggle to understand where the API comes from, how it’s calculated and what exactly it means. Here’s the bottom line: APIs range from 200 to 1000 and the goal for all schools is 800. The API is based on test scores and is calculated in a way that encourages schools to raise the test scores of the lowest-scoring students.

10. GreatSchools Ratings and the California API are different.

GreatSchools also calculates a rating on a scale of 1 to 10 based on California test results. There are several important differences between GreatSchools Ratings and California API Ranks:

  • API Ranks are created by the California Department of Education. GreatSchools Ratings are created by GreatSchools.
  • The API is calculated using results from the CSTs, CMA, CAHSEE, and the CAPA. GreatSchools Ratings are calculated using the CSTs only. For additional information on GreatSchools Ratings, check our frequently asked questions.
  • Some test subjects count more than others in the API.
  • The API includes all 5 levels of proficiency (far below basic, below basic, basic, proficient or advanced), each receiving a different number of points toward the total API. The API is calculated this way to encourage improvement in test scores. GreatSchools Ratings use only the percent of students who scored at the proficient and advanced levels. GreatSchools Ratings show how the percentage of students on grade level at a school compared to schools across the state.

 

 

18歲以下孩子可以持有房產嗎?

我的客人問我,大陸小孩子年紀輕輕自己就一套房,美國可以嗎?

答案是不行的。

美國聯邦法認定18歲以下尚未有法定行為能力(legal capacity)

但是有例外,除非從軍、經法院宣判合法結婚能買賣不動產 簽訂契約之外 (通常叫作 婚姻成年制 或 法定成年制 Emancipated ) 其餘有非常嚴格之規定,以下在BOE有詳細說明,請參考。

http://www.boe.ca.gov/lawguides/property/current/ptlg/annt/493-0000-all.html

[Quote]
493.0020 Custodianship.
Under California law, a minor may own real property or an interest therein, but a minor may not convey or make contracts relating to real property. Since a minor cannot sell or purchase property held directly in his or her own name, transactions involving a minor’s interests in real property are usually conducted indirectly through a guardianship or trust. The California Uniform Transfers to Minors Act (CUTMA) provides a statutory mechanism for transferring property to an adult “custodian" for the benefit of a minor. A CUTMA custodian holds, controls, manages, and invests the custodial property. When the custodianship terminates, title to the custodial property is transferred to the minor or the minor’s estate.

When property is transferred to a minor’s custodian under the CUTMA, a minor has beneficial ownership of the property, and the custodian only has legal title with powers and limitations similar to that of a trustee. Therefore, for property tax purposes, an assessor should treat a CUTMA custodianship in the same manner as a trust and “look through" to identify the transferor and the present beneficiary. A CUTMA custodian is not considered the beneficial owner.

Thus, there is no exclusion from change in ownership for a transfer of real property from a grandmother to her daughter as a custodian for her grandson under the CUTMA. Such a transfer is considered a transfer from a grandmother to the grandson, and not from the grandmother to the daughter that qualifies for the parent-child exclusion. Neither is the grandparent-grandchild exclusion available since the mother of the grandchild is still living. C 9/14/2007.
[End Quote]

 

 

My Listing!! 1089 Tekman Dr SAN JOSE, CA 95122

這是我本周上市的一個Listing,

地點很好,就在Tully Road旁,開車三分鐘就可以上101,算是鬧中取靜的好區。

這個Condo距離Kelley Park/Japanese Friendship Garden日本公園, Sharks Ice, and San Jose Giants Stadium. 開車到獅子城 Lion Supermarket, Grand Century Shopping Center and小西貢 Walmart都在六分鐘左右.

這間房子不像其他1B1B,還有一個餐廳的位置跟小陽台。歡迎來參觀!This home offers a quiet and serene lifestyle. Excellent for first time homeowner or investor. Open-house this weekend, on December 12th/13th, 19th/20th from 1:30-4:30 PM.

Call me if you have any questions!

https://www.redfin.com/CA/San-Jose/1089-Tekman-Dr-95122/home/1616380

We welcome other sellers!

We make all the necessary research to sell your home at the right price!!!

  1. We order all the required documents for you to sell your home*.
  2. We prepare all the Seller’s disclosures for you to sign.
  3. We design and print color flyer at no extra cost to you.
  4. We pay to advertise open house for your property on major local newspaper or websites or to order virtual tour per your request.
  5. We open house for you every weekend until it sells.
  6. We can help your buyer obtain mortgage and get your home to be sold smoothly.
  7. We review all offers with you together and negotiate to get the possible best deal.
  8. We go through the entire escrow period; help you avoid problems.
  • We coordinate for you with all transaction-related professionals and inspectors.
  • We make sure all legal documents signed by both you and Buyer.
  • We follow through the escrow until it’s closing.
  • We will reimburse house cleaning & yard clean up cost after closing.

*Inspections performed by qualified inspectors will be charged on seller.

**We urge you to list your home on MLS for more prospective buyers/agents seeing your property. Usually 2.5% or 3% of sales price pays buyer’s agent.

舊金山灣區 南灣 房地產 201511月最新數據報告

淡季不淡,市況「蠢蠢欲動」

12月已經7日,忙到現在才有空檔寫寫最新的買氣報告。奇怪,不是淡季嗎?可是我還是好忙呀!

沒錯,是淡了一點,冬季買氣絕對不如夏季炙熱,但是市場依然溫暖,昨天(12/6)在South San Jose 幫同事Open House,來了17組共40人,套一句同事說的話,大家已經「蠢蠢欲動。」

前幾天參加一個美國華人經紀人的晚宴,Green Valley Realty受邀參加,我也很榮幸地參與其中,老闆與公司業績前幾名的同事不約而同地認為:「過了感恩節,大家都以為12月是淡季,準備過聖誕節並迎接新年,沒想到升息疑慮未減,房市依然蠢蠢欲動。」雖然11月釋出量少,導致成交量縮,但是數字會說話,好區的成交行情依然不為所動,繼續穩定維持小小的漲幅。

來看看11月的成交市況吧!(2015年11月MLS資料庫,反映2015年10月買氣)

先來看看南灣的綜合買氣,下列數據包括San Jose, Santa Clara, Sunnyvale, Cupertino, Saratoga, Los Gatos。再往下細看各地區分析。

All house
2014/12~2015/11 South Bay House Chart

Nov 2015平均加價率102.7 %  銷售天數達31

以下為主要City的成交市況

這是Sunnyvale只看 House的狀況

19 HOuse
2014/12~2015/11 Sunnyvale House Chart ↑

Sunnyvale House Nov 2015加價率 105.6%但是平均成交天數為13天,跟今年6月賣的一樣快。勝過於7月~10月需要15~19天才能賣掉。

18H
↑ 2014/12~2015/11 Cupertino House Chart

Cupertino 的House 11月平均加價率為103.9%,平均成交天數增加至33天,大家注意一下11月的加價率從10月後到底又微幅上升,市場果真是買盤還在,「跌不下去」,繼~續~漲!

8 House
↑ 2014/12~2015/11 Santa Clara House Chart

Santa Clara受惠於Sunnyvale & Cupertino 擴散效應影響,今年漲得很多,是矽谷地區百萬元還能買到好房子的地方,雖然沒有太多好學區,不過地點優勢,最近也是很多年輕人的新寵。平均加價率維持104.5%,成交天數也不離譜,24天還算是中間值。

5
2014/12~2015/11 Berryessa

Berryessa很好玩,買氣很穩定,大概都是20餘天成交,特別的是又看到除了Cupertino之外加價率回升的一區。

你想找房子嗎?

對其他區域有興趣嗎

歡迎利用以下方式與我聯繫

  • FB/電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei

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
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