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

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