2019年4月矽谷房市行情報告

今年雨水特別多,植物長得特別好,但是灣區最近花粉症很嚴重,我也是眼淚鼻涕直流,相信很多人都有這樣的感覺。每天開車,車子上薄薄一層淡綠色,看起來很像濾鏡,其實就是很惱人的花粉。住在灣區這幾年,花粉症好像越來越嚴重了,前兩三年沒啥事,有時候鼻塞昏沉,今年會流涕與淚的。唉,我好像找到灣區的缺點了 !

據說花粉過敏吃藥有效,可是我是一個不想攝取過多藥物的人,不想研究也不想吃,去了Trader Joe’s 買了當地蜂蜜吃,如果再更嚴重,下周再去買花粉吧!記錄一下每年春天才會有的灣區事,接下來看房市吧。

跟上個月推測的一樣,大部分的城市,市場都有熱絡一點。但是最近半個月,市場上的inventory變多,價格可能會先穩住,上漲太多的機率不太高。我的建議是繼續看繼續下offer,也許你有機會拿到好deal!

不要再問我會不會漲會不會跌了,想長期留在矽谷就趕緊買吧,現在很好挑。每一個月花那麼多錢幫人家養房子會比存在自己的房子好嗎?如果你有換房計畫,先賣後買或先買後賣都能安全操作,我們可以約時間見面討論一下。

Time frame is from May 2018 to Apr 2019
Property Type is 'Residential'
Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse'
Results calculated from approximately 180,000 listings


Time frame is from May 2018 to Apr 2019
Postal City is ‘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 May 2018 to Apr 2019
Postal City is ‘Cupertino’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 310 listings

Time frame is from May 2018 to Apr 2019
Postal City is ‘Mountain View’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 480 listings

Time frame is from May 2018 to Apr 2019
Postal City is ‘Palo Alto’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 430 listings

Time frame is from May 2018 to Apr 2019
Postal City is ‘Los Altos’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 300 listings

Time frame is from May 2018 to Apr 2019
Postal City is ‘Menlo Park’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 380 listings

Time frame is from May 2018 to Apr 2019
Area Name is ‘5 – Berryessa’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 770 listings

Time frame is from May 2018 to Apr 2019
Area Name is ’10 – Willow Glen’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 640 listings

Time frame is from May 2018 to Apr 2019
Postal City is ‘Milpitas’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 550 listings

Time frame is from May 2018 to Apr 2019
Area Name is one of ‘Almaden Valley’, ‘ Blossom Valley’, ‘South San Jose’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 1,900 listings

Time frame is from May 2018 to Apr 2019
Area Name is one of Cambrian, Campbell
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
Results calculated from approximately 1,600 listings

若您有其他關於矽谷置產問題,或是買賣房屋的需求。

請利用以下方式與我聯繫、預約看房或賣房分析

  • 電話/簡訊  408-505-3003 (如未接聽請留言)
  • 電郵: chienmingwei@gmail.com
  • LINE: chienmingwei

我是全職加州地產經理 CA Real Estate Broker、National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。DRE#01973756

出價的藝術

 

出價的藝術

最近的房市雖然不熱,但是有逐漸回溫的趨勢。房市溫和對大家最有利,買賣在合理價是最難的事情。

昨天跟客人討論disclosure之後準備出價,幾乎所有的買家都會問我「怎麼出價?」能給什麼建議,通常來說我在出價之前會做幾件事情。

第一、CMA: Comparative Market Analysis, 有時候說很快我們就叫comps,我會找出附近類似產品成交價格,讓你了解一下周邊行情,甚至我會抓半年到一年的行情,讓你知道一下走勢。

第二、屋況分析:這房子必須維修多少錢,客戶自身想要做的後續維修需要多少錢?你想做哪一些補強呢?換馬桶、換鏡子換洗手盆,裝修廚房、換洗碗機、換抽風機等等,我們可以概抓一下預算。 如果新房,我也可提供建商的upgrade大概的所需費用行情。

第三、市況:最近市場狀況如何,需不需要加價,我們可能會遇到多少「對手」也想下offer,跟listing agent的密切溝通的結果就成了下offer時重要線索。


第四、房子與市場:這房子在市場上多久了,也就是我發listing給你參考時,你會看到一個DOM (days on the market),為什麼放那麼久?是屋況太可怕沒人要?還是市場低迷等,搞清楚原因我們再投標。

第五:獨特性:每一個房子都是獨一無二的,就算在同一個社區也會因為座向、有沒有風景、棟距、停車位、採光、臨路條件、有沒有面對嫌惡設施等價格有很大的差異。

出價之前大概會整理上述原因,討論出一個價位,搭配自身的出價條件(像是cash offer、或是pre approved,或是down payment多寡等等)總和所有自身優點送出offer。

有些人可能會看到市場變差一點,就想砍價砍到底,低價送offer不是不可能,讓我這個包打聽的先去跟listing Agent探一探訊息,如果賣家價格實在很硬,或是賣家脾氣不太好,砍到人家不爽這offer就GG了,有時還是得將心比心嘛,如果你在賣房收到一個很差的offer,可能直接不回應了!

雖然必須顧及買賣雙方的kimochi,但是買家經紀還是在幫買家做事與捍衛權益的,絕對不是賣家。

 

 

 

2018年9月矽谷房市行情報告

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2~4月矽谷房市行情報告

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。

1758 Cross Way #235 SAN JOSE, CA 95125

【SOLD】

 

Boutique community with only 10 units and 90% homeowner-occupied. This eight-year-old, corner unit, townhouse style condominium is near major freeways (87, 85, 280), mass transit (Tamien VTA/Caltrain station), and Willow Glen Village plaza. 3 Bedrooms/2.5 Bathrooms with bright and airy Living & Dining rooms. 3 assigned carport spaces provide lots of flexibility! In-unit full size laundry, dual pane windows. Beautiful oak hardwood floor throughout. Granite slab kitchen counter top. Security and intercom system wired-in. Gas fireplace with marble and decorative surround. 4 miles to the proposed SJ Google campus, 7 miles to SJ Airport and only 2 miles to downtown Willow Glen. HOA is $328 which includes water and garbage. Award winning Willow Glen schools.

 

學區分數降級了?!

不知道大家有沒有發現,過了一個年,學區分數有所變動

https://www.greatschools.org/

主要是增加了EQUITY的評鑑,根據Great School 顯示Equity overview意思是指 Is this school offering opportunity for all its students, or leaving some kids behind? Successful schools are working to close the achievement gap.

其實這個項目充滿爭議,平均好還是平均差?

以後到底要怎麼看學區分數,我想參考多元評價與家長評論之外,家長心中自己要有一把尺才好權衡學區的選擇!

 

 

為2018年的買房做準備

轉眼又到年終,一個房市瘋狂的年度將盡,也許你在2017 信用分數不夠、還沒有正式簽證、頭期款不夠、股票還不能兌現…,不論種種原因,我們又過了一關,又是一年積累、一年的成長與收穫。

2018即將到來,如果你有買房計畫,可以透過下列一些方式,先做好一些買房前的準備。

一、檢視財務狀況:概算頭期款Down payment  (如果有含家人贈與金額Gift Funds,記得先跟Loan Agent問清楚如何匯款進美國或直接進入Escrow,每一家銀行各有不同要求。原則上是錢越早到美國越好)、計算每個月可運用資金、計算出租划算還是買房划算…。我個人也能提供更精確的計算表格,包括基本稅務上知識解釋,當然更深入的稅務相關話題就交給CPA啦 🙂

二、關注一下房市:每一到兩個月我都會固定寫個人的矽谷觀察/房市分析,包括帶著客人下標買房的offer數,自我對房市的第一手觀察、來自MLS的加價率、最新的MLS成交數據、成交所需天數等等,房市已經熱了好幾年,2017更是達到巔峰,2018選擇買房絕對是買在高點,但是在灣區,一定是越早買越好。就目前趨勢看來,股市依舊大好、市場游資充盈、就業率高、經濟一遍樂觀,2018年房市看來仍有一片榮景。

三、Pre-Approval Letter:開始準備文件、並與貸款經紀聊一聊。如果想申請貸款,銀行將要求諸多文件像是W2、Pay Stub、Bank Statement,還會要求pull你的信用報告等。 此時也可以開始找貸款經紀洽詢貸款額度、利率、比較一下closing cost,並且需要依照身分、來美國的時間、有沒有信用分數等等,選擇最有利的貸款方案。 值得注意的是,買房利率在申請pre approval letter期間是不確定的,利率只能在offer被接受開始進入貸款期內,才能鎖定當下的利率。

四、檢視信用分數:每年都有一次https://www.annualcreditreport.com/index.action 免費信用分數申請。信用分數最好700+分,信用分數越高、貸款利率可能會更加優惠,至於如何維持信用分數,建議應平均使用信用卡,舉例來說有三張各$1000額度的信用卡,請不要一張刷到$900,最好是每張刷$300,盡量不要再辦新的信用卡、辦理車貸,或是最好諮詢貸款經紀再做這些決定。

五、面試買房經紀:大致確定買房價格帶與學區後,也可以找一個有經驗的經紀人,從經紀人過去的買房數、加價度、經驗值是了解經紀人的第一步,再來可以見面觀察、聊聊買房方向與未來買房流程。這些準備,可以幫助你快速鎖定區域、順利買到房子。有經驗值的經紀人也能充分保護買家不在搶房的過程遭受風險。

六、了解買房流程跟時間:時間的掌握點很重要,為了避免急著買到房子,或是在這瘋狂的市場「搶」不到房子,我們要概抓一下時間,首先必須清楚知道租約到期時間、預先搬家所需繳交的違約金、如果需要month by month繼續租下去,需要多少時間給房東通知,又要繳多少房租,預期拿回多少押金。了解買房流程所需時間、了解什麼是「下offer」,什麼又是「Escrow、Title insurance…. 」什麼又是Close of Escrow? 等等。

七、開始線上看房:REDFIN、ZILLOW都是線上看房很好用的軟體,也有篩選功能,了解一下房子銷售速度、最近銷售價格、今年的銷售價格,應該是明年開春的房價基礎,可以先對區域行情有些概念。

希望這七大準備動作,可以對明年有買房計畫的你有所幫助。

明天我會寫一篇2018賣房或換屋的準備。

本文同步刊登於ETtoday房產雲

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。

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
FB/電郵:chienmingwei@gmail.com
微訊:maggiechien002
LINE:chienmingwei
FB粉絲專頁:Maggie Chien-Realtor

Indigo11
這是我在一個Indigo社區看到的樣品屋房間,一個粉紅色的女孩房,好美。

請同業尊重,每一篇文章都是我花了很多時間寫的,也都親自去看過建案,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 8月、9月矽谷房市行情報告

 

八月、九月的市場行情報告,反應的正是今年暑假的市況,我的Broker說,今年的房市是前所未有的熱烈,其實觀察周末看房人潮、下offer數,以及下列表格所呈現的Days to Sell (上市到成交所需天數),包括加價率也維持高檔,市況依然是供不應求,且相較於去年同期的成交量,其實listing數並沒有減少,成交天數減少許多,可見市場買氣非常濃厚。

最近在Sunnyvale看房,很多賣房主都是離開矽谷到外州、退休族群,房價維持高檔,換房者減少,其實不利於房市健康。 每一位將要買房的人,我都會告知,現在可是歷史高點,謹慎入市。但是如果你問我,房價會不會跌,目前經濟大環境很樂觀,矽谷就業機會多,有「信心」買房的客戶群不減,即使升息傳聞不斷,估計現在到明年房市,依然會溫和上漲。

 

 

Time frame is from Oct 2016 to Sep 2017 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 920 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Sunnyvale‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 920 listings

Time frame is from Oct 2016 to Sep 2017 Postal City is 'Mountain View' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 580 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Mountain View‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 580 listings

Time frame is from Oct 2016 to Sep 2017 Postal City is 'Los Altos' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 360 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Los Altos‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 360 listings

Time frame is from Oct 2016 to Sep 2017 Postal City is 'Palo Alto' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 450 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Palo Alto‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 450 listings

Time frame is from Oct 2016 to Sep 2017 Area Name is '8 - Santa Clara' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 1,000 listings
Time frame is from Oct 2016 to Sep 2017 Area Name is ‘8 – Santa Clara‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 1,000 listings

 

Time frame is from Oct 2016 to Sep 2017 Area Name is '5 - Berryessa' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 830 listings
Time frame is from Oct 2016 to Sep 2017 Area Name is ‘5 – Berryessa‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 830 listings

 

MI
Time frame is from Oct 2016 to Sep 2017 Area Name is ‘6 – Milpitas‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 490 listings

Time frame is from Oct 2016 to Sep 2017 Postal City is 'Cupertino' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 330 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Cupertino‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 330 listings

Time frame is from Oct 2016 to Sep 2017 Area Name is '3 - Evergreen' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 860 listings
Time frame is from Oct 2016 to Sep 2017 Area Name is ‘3 – Evergreen‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings

 

2017 4月矽谷房市行情報告

請您動動手,到我FB按個讚,就能看到我即時分享矽谷地產市況

 

這周幫客戶下了幾個東灣、甚至北灣的offer,通通沒有拿到,歸咎原因「輕敵了!」

我以為房市只有南灣火熱,沒想到東灣、北灣都有十幾份offer的熱況,因為房價不高但是租金報酬不錯,也有許多現金買家在市場上獵房。

近幾個月矽谷房市熱銷,大部分的區域市場呈現搶房、房源從上市到進入合約日期明顯縮短、加價率急速竄升,除了 Los Altos 跟Palo Alto 加價率稍有緩息之外,其餘加價率繼續攀升,市場依然火熱。

請看下列不同城市的數據。統計期間為2016年5月到2017年4月,資料來源是MLS,請看圖參考最新市場成交數據與走勢變化。特別說明這些數據不分產品,包括Single Family, Condo, Town House的平均分析,部分區域跨Zip code,舉例來說Berryessa就有95131,95132,95133。

 

長條圖為上市到進入合約期間平均所需天數、折線圖顯示為平均加價率。

Sunnyvale
Sunnyvale     Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings

Campbell
Campbell   Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings

Berryessa
Berryessa Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 790 listings

SC
Santa Clara Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings

Cupertino
Cupertino Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 600 listings

 

RW
Redwood City Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 670 listings

E
Evergreen Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 810 listings

ST
Saratoga Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 350 listings

 

LA
Los Altos Time frame is from May 2016 to Apr 2017 Zip Code is ‘94022’, ‘94023’, ‘94024’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 450 listings

 

PA
Palo Alto Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 460 listings

 

Mountain View
Mountain View Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 570 listings

以上是市場趨勢大方向,房市經常因為學區、街道、治安、嫌惡設施(硬傷)有所區別,必須個案討論,如果您有任何關於矽谷房地產的問題想與我討論,請您與我聯繫。 謝謝