為2018年的賣房/換房做準備

你在矽谷有房好賣?!

在2016年夏天才買到房子的我,真心佩服為早早持有矽谷房地產的人,無論你是運氣好、選擇正確、被老婆逼的、被媽媽叫去買的…..&*^%$#@,在矽谷有房可住,有房地產稅要繳雖然有點辛苦,誰也沒料到這幾年的漲幅如此猛烈,有房在手,還是很讓人稱羨的。

2017年四月的時候有幾組客人告訴我,他們要搬到外州,想賣房了,我也曾寫過文章

還在文章提到:「矽谷的房子只會越來越貴,除非你真的死心踏地不再回到矽谷,對這裡完全不抱期待,那你再找我賣房子。如果你現在賣了房,賣在史上高點,但是,之後的走勢依然看好,我覺得以後很難再買回來了,尤其當初你買到房子的價格,現在看來是多美好,光是房屋稅,就比現在入場搶房的人少太多了。

我到現在還是同一個理念,然而我去年下半年經手了三次賣屋,又是全然不同的故事,因為想賣房的人,不僅僅是因為搬去外州工作這麼簡單的理由。比如說:想從小屋換大房了、想換學區房的、手上的投資房想換手做1031交換,投資房賣在高點獲利了結,想搬到外州換房子,這些迫切理由我們就要上市賣房。

加上最近在市場上的觀察,高速公路旁、印象中不那麼好的區域 (像是East San Jose)、有噪音大馬路旁、路沖、高壓電等等,只要精心包裝,上市之後還是會造成搶購,如果你有投資想獲利出場,此時不賣何時賣?

要不要賣房之後,又可以延伸出:要不要公開上市或私底下交易、賣房時間點規劃等等等。每一個房子都有不同的組合跟規劃,必須要個案討論,才能有更完整的計畫表。

其實這中間最讓人感受到挑戰的是換房,賣房、買房同時作戰,先買後賣、先賣後買都有不同的程序,當你身兼市場上的賣家與買家,這才是一場讓人驚心之役,之後我會再專寫一篇文章,寫買、賣房同時進行的建議,包括最重要的規劃時間表。

暫不離題,如果你真的在2018年有賣房的想法,可以著手準備了。

一、為什麼想賣房:先開會討論一下每一個房屋持有人,再次確認大家都想一心賣房嗎?想一下必須賣房的理由,不要賣房的替代方案有什麼?賣房後如何再進行後續換屋、買房計畫,這些都是賣房要認真思考的問題。

二、面試經紀人:有經驗的經紀人能應運各種需求,定位、行銷、打扮。定位你的家、精準定價、再幫你把房子打扮地漂漂亮亮的上市,利用各種行銷利器,風風光光賣出好價錢。如果你想低調賣房,不想讓鄰居、同事等人知道,我們也有Private Sale這種選擇。

最重要是收Offer的關鍵點,必須謹慎地選個實在又誠懇的好買家,選個安全的Offer,不在交易過程中出錯,賣了好價,準時Close大家都能睡得安心才是王道! 沒有人喜歡在交易過程中出了Surprise的。

三、整裝修繕:今年每一個工頭都好忙,每一個工程都落後,如果是正常類型的房子,想賣出好價錢,屋主必須先投資,換個地板、油漆、整理一下院子、櫥櫃重新上漆、換一下Vanity、水龍頭等等、再請專業Staging  Company化妝一下,這幾年的加價率不會讓你失望的。 屋況看起來越好,投標人數就會飆高,價格當然也能讓賣家滿意。

genMid.ML81669632_4_A

四、評估一下行情:經紀人、Redfin Estimate/ Zillow Zestimate都有數據能略知一二,如果周邊有不少房屋成交,價格落差不會太大,最怕的是落在不同學區Border/ 不同Zip Code的 Border,甚至屋況差異等等,這就需要經紀人做些Comps來協助你知道行情。

五、計算賣房成本、租屋成本、未來買屋預算:賣屋成本有經紀人的費用、部分地區的賣家需要負擔Escrow Fee、Title insurance、Inspection Report Fee、別忘了銀行欠款還有頭期款的差異,賣房之後如果需要租房、或立即要買房的預算規劃等等,都要事先規劃好、列清楚。

六、諮詢CPA相關稅務:賣房有賺錢,當然要繳稅。但是如果是屋主個人自住房,五年內住滿兩年,每一個人在產權上的屋主享有25萬美元的免稅額。舉例來說:假設夫妻在2011年買了一間公寓當時買價為45萬,今年銷售金額為100萬,價差是55萬,扣除房仲成本、賣房開銷等,售房淨利有50萬元,因為夫妻都在產權上,所以這50萬元是不用繳稅,如果再加上這6年來繳的貸款本金、原本買房的10幾萬頭期款再加上現有的淨利,就有60幾萬可以當成下一間房子的頭期款了。

這是算地精準的舉例,假設很幸運地超過50萬元,假設淨利高達70萬元,扣除50萬元的差額就必須要繳交所得稅,詳細情形可以再次與執業會計師確認。

七、HOA相關規定:很多人只在買房子的時候讀過HOA相關規定,其實不少HOA對於賣房子也有相關規定,像是把沒用的衛星拆走、窗戶破掉請補好、甚至要做賣房前檢查,房屋上市之前也有多HOA文件的準備工作。

想賣房子若能先有事前的完善規劃,事先有足夠的時間檢查與修繕,加上行銷面的推廣,就能讓房子賣出好價錢。

 

2017年下半年度我的四個Listing經驗分享

733 Hamilton Ln,Santa Clara, CA 95051

屋主原本告訴我120萬就賣啦~ 我說,我們還是上市吧,結果周末Open House 2天來人數超過200人,當下有4個Offer出了128萬元,最後Counter結果以132萬元順利成交,還提早Close。

6268 Royal Oak Ct SAN JOSE, CA 95123

屋主沒有預算裝修做Staging,我們Open House兩星期,最後成交價89.5萬元,賣比同時間對面的3房還高出1.5萬元,買家為了讓賣家有更足夠的時間完成1031交換,還刻意配合我們的時間晚一點點成交。

464 Clinton St #401REDWOOD CITY, CA 94062

屋主有貓咪們跟嬰兒,所以我們沒有辦法做Staging,超高HOA與HOA Reserve不夠是個挑戰,最後也是順利成交,Buyer準時成交也讓屋主免費再住了兩個月,方便屋主換房子。

809 Auzerais Ave #329SAN JOSE, CA 95126

上市七天內收到offer,準時Close,屋主已經賣房、且順利買到新房。

 

11

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 5月矽谷房市行情報告

MLS五月最新成交行情出爐,反映了今年四月的買氣。 今年股債雙漲的背景之下,資金充盈,矽谷的房市平均房價也再創新高,此外加價率依然持續上揚,南灣唯獨Berryessa出現不到1%的加價率跌幅,多數主要城市的銷售所需日期依然繼續降低。

目前的經濟局勢依然樂觀,美股漲幅屢創新高,既然漲勢已高,未來漲幅就會縮小,不過身在矽谷,總能第一線感受到科技業的局勢,最近幫客人招租,地點位於Sunnyvale、Santa Clara等矽谷中心位置的區域,投出租約申請的,多是剛拿到offer工作的應屆畢業生,矽谷人文薈萃,科技業的榮景依然未歇。

最近客人或甚至找別人買房的網友,還是一直問我:「房子聽說十年一場大跌幅,灣區房子是不是要跌了?」 我每一個月都會有人問我這個問題,我今年的看法維持一致,今年看不到跌勢,明年我還料不準,真的很抱歉,我不是神仙。

舉幾個例子吧! 這個月有幾間Sunnyvale 2b/2b 開價75萬元左右的town house,都送出了40分左右的disclosure,加價率超過15%。上周我幫客人下了一間Los Altos High的大房,經過擴建跟整修,開價300萬元,加價率超過30%。 Sunnyvale 北側94089 3B2.5B的Town house最高價已經賣破140萬元,Sunnyvale 94087學區房,每一呎都已經站穩$1200。

今年雨季長,銷售熱季來的晚,就算已經六月,在美股指數來到新高的背景下,矽谷房地產市場依然信心十足,市場未見降溫,如果你想買房,此刻依然要有奮力一搏的準備。

當然這個經濟市場不是沒有隱憂

第一、指數、房市已高,獲利也許有賣壓。

第二、政經動盪,川普的政策與股債雙漲的隱憂

第三、七月、八月是傳統淡季,銷售量可能會影響價格?

第四、聯準會升息

第五、大型天災像是大地震

上述情形若同時發生了兩到三個,也許房價漲幅會稍有止歇。

以下看看五月的加價率與銷售天數,加價率創新高、銷售所需日期多數城市繼續降低

Time frame is from Jun 2016 to May 2017 Postal City is 'Menlo Park' Property Type is 'Residential' Results calculated from approximately 380 listings
Time frame is from Jun 2016 to May 2017 Postal City is ‘Menlo Park’ Property Type is ‘Residential’ Results calculated from approximately 380 listings
SU 201706
Time frame is from Jun 2016 to May 2017 Postal City is ‘Sunnyvale’ Property Type is ‘Residential’ Results calculated from approximately 870 listings
CU
Time frame is from Jun 2016 to May 2017 Postal City is ‘Cupertino’ Property Type is ‘Residential’ Results calculated from approximately 340 listings
PA
Time frame is from Jun 2016 to May 2017 Postal City is ‘Palo Alto’ Property Type is ‘Residential’ Results calculated from approximately 450 listings
LA
Time frame is from Jun 2016 to May 2017 Postal City is ‘Los Altos’ Property Type is ‘Residential’ Results calculated from approximately 360 listings
Time frame is from Jun 2016 to May 2017 Postal City is 'Santa Clara' Property Type is 'Residential' Results calculated from approximately 890 listings
Time frame is from Jun 2016 to May 2017 Postal City is ‘Santa Clara’ Property Type is ‘Residential’ Results calculated from approximately 890 listings
CB
Time frame is from Jun 2016 to May 2017 Postal City is ‘Campbell’ Property Type is ‘Residential’ Results calculated from approximately 460 listings
B
Time frame is from Jun 2016 to May 2017 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Results calculated from approximately 790 listings
E
Time frame is from Jun 2016 to May 2017 Area Name is ‘3 – Evergreen’ Property Type is ‘Residential’ Results calculated from approximately 810 listings

再次說明,我是房地產經紀,是幫助你合理出價買到房子,協助你把房子賣在高點,絕對不是要炒高房地產市場,我天天看房子,適時地將市場現況記錄下來,如果您有買賣房屋需求、出租房管理,或任何關於矽谷房地產資訊

歡迎利用以下方式與我聯繫、預約看房

    • 電話 408-505-3003
    • FB/電郵:chienmingwei@gmail.com
    • 微訊:maggiechien002
    • LINE:chienmingwei
    • FB粉絲專頁:Maggie Chien-Realtor

FAQ 【為什麼我的agent不幫我下offer?】

【為什麼我的agent不幫我下offer?】
前一陣子在一個論壇看到這項問題,回答問題的人,大概有一半都說:「換掉他」、「換一個人」。
如果在灣區,應該更多人有這項疑問。
目前來說,買房要加價是不爭的事實,如果是正常開價,今年開春以來,加價率10~15%算是均數,如果交通便捷、學區也佳,投標數通常在兩位數之上,加價率也往往超過20%。
那為什麼agent不幫你投標?
因為價格太低了?或是contingency太多了?還有…
這裡沒有歧視的意思,請耐心聽我把話說完。
通常一個買方經紀人在投標之前,都會問清楚disclosure發出去的數量、大概會有幾個人下offer。我通常也會去看看周末open house的來人數,觀察一下多少agent帶看過房子,會知道這房子在市場上有多熱門,當然會精確地做出估價/ 周邊房價成交報告,這些都會影響到出價與加價數。
如果你想出的offer低於行情太多,或是不想加價,甚至是放數個contingencies,基本上得標率超低,甚至0,經紀人當然就不想花太多你跟他與的時間跟精力了。
經紀人不是現實,只是現在的市場上,依然是買家數遠超過於庫存量,我們真的沒有那種好運氣,可以低價買到。
如果你的經紀人不出價,還有一個很重要的理由,就是不想讓買方被賣方討厭。
不管是不是listing price過高,不想加價、或甚至想殺價,也不要第一時間就傻傻遞出一個offer,因為賣方一定會產生不好印象,後續就算買方願意加價,賣方也不見得會考慮。
大家既然雇用了買方經紀人,就是要維護買方的權益,我相信你的經紀人不是不想努力,經紀人肯定比你更想買到房子,如果他不出offer,一定有他的理由,請信任經紀人的專業考量,雙方多多溝通,才能盡速買到好房子。

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.

 

 

2016年3月最新市況,依然「搶得兇狠」

上個月,我們面臨了房子一開價就跳漲10%的日子,這個月,大家仍在搶房子的日子中度過。

供給少於實際需求,於是價格還是繼續走揚,今年因為房價已經高漲,加價率不如去年,許多人出價的時候態度變得謹慎,不過,如果出價太過謹慎,就會聽見「心碎的聲音」,這是我客人實際經歷出價時所開的玩笑。

現在想賣屋的屋主都很精,網路上隨便一查都知道行情,如果不是屋況特差、Location不好,不加個10~15%是進不到第二輪的Counter offer門檻的。除了第二輪 Counter offer,如果屋主需要錢,家裡孩子高中畢業要賣房,可能還需要Final Counter Offer 大決戰,若沒有一鼓作氣,可能就會與心中的Dream house擦身而過,這是我最近幫客人搶房子的心得。

廢話不多說,來看看平均加價率變化曲線,還是 Sunnyvale加價率最高,往南而遞減,到Evergreen稍稍緩息。

 

 

SU201603
Sunnyvale Mar 2015 to Feb 2016

 

 

SU price
Sunnyvale Sale Prices 平均House成交價逐年升高

 

Santa Clara 201603
Santa Clara 201603 加價率繼續攀升

 

Berryessa 201603
Berryessa Mar 2015 to Feb 2016

 

Evergreen
Mar 2015 to Feb 2016 Evergreen

 

Campbell
Campbell

矽谷不動產2016年走勢「量縮價穩」

親愛的朋友久等了,我在亞洲的旅程已經結束

2/8號晚上就回到矽谷

這期間搶房還是搶得兇,不少網友與客戶問我,最近房源怎麼這麼少,怎麼會這樣,發生什麼事?

不要恐慌,讓我們一起找答案。其實市場反應出來的,就是最簡單的「供需原則」罷了!

讓我們先來看看數據,觀察了一下,呼應之前過完年房市就回溫的結果,2016年的房市依然如此。

2015年的冬天雖屬淡季,但是房屋供給量少,需求量大,價格卻依然持穩,甚至維持上揚,成交天數雖然出現微幅上揚,但是Sunnyvale, Berryessa, Evergreen以及South SJ, Blossom Valley等等的加價率卻在11月、12月落底之後彈升。

我抓了這些地區,讓我們一起來看看MLS最新數據報告

CU all
Cupertino 201601 加價率持平,成交天數多了一天

 

SU
Sunnyvale 我只抓了Single Family  201601 加價率回彈,成交天數微幅上揚

 

Berryessa
Berryessa價錢也有回彈趨勢,看來又是個上升的跡象

 

Evergreen
就連Evergreen也是出現加價率回彈的情形

 

South SJ
也許矽谷的樣本數不夠,那我們來看看樣本數更多的Blossom Valley, South San Jose, Willow Glen,價格一樣在11月落底之後彈升。

接下來回答客戶與網友的問題!最近房子怎麼那麼少?

我可以大膽的說,原因是「搶得快!」&「中國人過年」兩大因素

房地產購買需求依然未減,雖然矽谷裁員聲四起,股票持續地下滑,但是保值性產品像是黃金已經出現漲幅,保值度更佳且有穩定租金的的矽谷不動產,在我看來2016年依然是大有可為,釋出量少,但是房價至少能在穩定中求發展,呈現量縮價穩格局。

以上報告,為MLS數據與個人10年房地產經驗的意見與觀察。

若有購屋或資產重新分配需求,歡迎透過下列方式與我聯繫,

Mingwei Business card

wechat:maggiechien002

 

祝大家猴年行大運、新年快樂

 

 

 

 

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]

 

 

舊金山灣區 南灣 房地產 201510月最新數據報告

Here is the latest market analysis by Maggie Chien.  I just finished house market research about South bay, part of east bay and also Berryessa.  Time frame is from Oct 2014 to Sep 2015.  Postal City is Palo alto, Mountain View, Sunnyvale, Cupertino, Fremont, Milpitas, Berryessa.  Property Type is Residential.  Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Town house’.

為各位奉上十月初最新的市場資訊,先來看看

Los Gatos/Monte Sereno & Saratoga 的市況變化

L & S 201509

交易天數減少、加價率微服增加0.3%,但是基本上Los Gatos/Monte Sereno & Saratoga這兩區域

售價接近開價,成交天數仍在一個月以上!

CupertinoTime frame is from Oct 2014 to Sep 2015 Area Name is '18 - Cupertino' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 620 listingsCupertino平均成交天數仍維持在19天,加價率從108.3%降至105.4%

Sunnyvale

SV 201509

Sunnyvale 近期市況相較Cupertino更佳,

成交天數 減少一天,市場熱度未減,微加價率微幅跌落從109.1%跌至107.9%,顯示房價仍在高檔盤旋,未見跌價趨勢

主因應是Cupertino房價過高,排擠效應讓不少家庭寧願往外退,畢竟94087, 94086等部分Sunnyvale仍有好學區環境

Berryessa

BE 201509

 數據真有趣!Berryessa的房價曲線與高房價區出現明顯差異

加價率不減反升,從105.2% 上升至106.1%,幫客戶找房子的時候,我也可以明顯感受到Berryessa地區的「熱度」所在!

最近我有客人在看South San Jose的房子,我也跑了一個Single family only的數據供參考

SSJ

South San Jose成交量少,數據參考值較低,

唯數據可明顯看出成交量與購買力在此區是很低的,房市不熱門,學區分數低,就會影響未來轉手力。

Cupertino X Sunnyvale 近五年哪裡漲得多?

你知道Cupertino X Sunnyvale這五年房價哪裡漲得多嗎? 猜猜看!

這份數據是客戶問了我一個問題,本著前財經記者的使命,我在MLS找了數據研究一下。

我只針對Single Family 跑了數據

這是Cupertino近五年Single Family房價走勢圖示↓

Cupertino house

另外抓了2010年到2015年每一個月的平均成交數據

2010當年均價$1,052,496  2015年1月至9月均價為 $1,791,901 上漲幅度70.25%

這是Sunnyvale近五年Single Family房價走勢圖示↓

SU house

SUNNYVALE  Single Family房價

2010年當年平均房價為$745,782,2015年1月至9月平均房價為$1,351,753,漲幅為81.25%

你猜對了嗎?