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

2015年6 月,矽谷Sunnyvale房價再創新高

六月已經結束,我將Sunnyvale 行情整理一番。

數據全數來自MLS統計資料,我在這裡僅做Single Family的分析供參考,若須Condo, Townhouse資料,請找我洽詢,無論何種產品,我都將提供完整的數據分析,加價技巧,助您買房。

Sunnyvale House行情均價 $1,468,772 . 成交價格1.47million,成交量較前三個月縮減。平均成交天數13天。

成交量持續萎縮,但是買房出價動能依然強,

尤其在94087因為不少 Cupertino Union 與Cherry Chase好學區,加價幅度不減。

Sale price to list price ratio is 117.3% in Jun.

Time frame is from Jul 2014 to Jun 2015 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 630 listings
Time frame is from Jul 2014 to Jun 2015
Postal City is ‘Sunnyvale’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’
Results calculated from approximately 630 listings

(點圖可以放大)

94087 (Sunnyvale, 因為有Homestead high, Cupertino好學區支撐,加價比率較高,民眾搶屋很積極)

“Sale price to list price ratio" is 117.3% in Jun, lower than 118.1% in May, higher than 116.3% in Apr.  Compare to 120.5~121.8% during Feb and Mar. Buyers don’t add as much money as 1st quarter.

Day to sell" in Jun of single family in 94087, only takes 10 average days to sell. Compare to 9 days in Feb and Mar, 11 days in Apr.  The ‘’Day to sell’’ in Jun means the market is still hot.

94086

“Sale price to list price ratio" is 109.7% in Jun, lower than 116.1% in May, 116.2% in Apr. .  Compare to about 111%,114% in Feb and Mar. Buyers don’t add as much money as 1st quarter.

“Day to sell" in Jun of single family in 94086, only takes 10 average days to sell. Compare to 21 and 11 days in Feb and Mar, 14 days in Apr.  The ‘’Day to sell’’ in Jun means the market is still hot.

Time frame is from Jan 2010 to Jun 2015 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 3,300 listings
Time frame is from Jan 2010 to Jun 2015
Postal City is ‘Sunnyvale’
Property Type is ‘Residential’
Property Sub Type is ‘Single Family Home’
Results calculated from approximately 3,300 listings

這是近五年Sunnyvale價量,紅色為價、綠色為量,僅做Single Family的統計表。2015年僅統計到6月,因此量約一半,但是我大膽預估,因為高房價(買房躊躇)與周邊房價直漲(賣方賣了不知道該往哪裡住),今年成交量應會減縮,總成交量將低於過去四年的平均值。稍晚再來寫兵家必爭之地Cupertino!

2014年3月~2015年3月 中國人首次成為美房市最大海外買家

(大紀元記者李默迪綜合報導)美國房地產經紀人協會(National Association of Realtors)最新統計數據顯示,購買美國房產的國際客戶中,中國人首超加拿大人,購買量和消費額方面都是美國房市最大的海外買家。

據《華爾街日報》報導,調查涵蓋從2014年3月到2015年3月的時間範圍。所有在美國購買獨立房和公寓的國際客戶中,中國人佔16%,數量最多,而且比2013年的12%又有所增加。其次是加拿大和印度客戶,分別佔14%和8%。

從房產消費額來看,同期內國際客戶在美國的房產消費總額為922億美元,其中中國客戶為286億美元,同樣位居榜首,而且比2013年增加了30%。加拿大和印度分別為112億和79億美元。

《金融時報》報導,同期內,中國人在美國的人均房產消費額為196萬美元,比美國本土人多三倍。

中國客戶平均每套房產消費也是最高,為83.18萬美元,高於國際客戶的平均值(49.96萬美元),其次為加拿大、印度、墨西哥和英國,但他們都低於國際客戶平均值。

中國人喜歡海外購房 原因何在

中國房地產專家艾敬偉(Ai Jingwei,音譯)說,實際上中國人在國內的購房空間很有限,美國經濟和房市復甦後,中國人開始轉向美國購房。

Juwai.com是一個幫助中國客戶購買海外房產的網站,其聯合首席執行官安德魯•泰勒(Andrew Taylor)表示,美國現存房產和在建房都比較有潛力,而且國際客戶的購房政策很自由,所以成為中國買家海外購房的首選。

根據Juwai.com網站對客戶的調查結果,2015年第一季度,中國客戶在美國購房較多的地區是洛杉磯、紐約市、休斯頓、舊金山,以及奧蘭多。

比較各州的情況看,中國人在加州購房最多,佔他們總購房量的30%,其次是華盛頓、紐約、馬塞諸塞州、伊利諾斯州和德州。

中國客戶70%用現金支付房款,高於美國國際客戶的平均值(55%),而美國本土人士的現金支付率只有25%。

《金融時報》文章還提到,其實,從世界範圍來看,中國人也是西方各個大都市最大的房產買家,比如紐約、倫敦、悉尼、溫哥華、多倫多和奧克蘭等。

中國人大量湧入海外購房,主要是由於中國房產市場低迷,以及西方民主國家優質的教育體系和生活品質、完善的法律,以及買房後所享有的房產權。

但是業內人士認為,海外客戶,特別是中國人,對美國房市的需求的增加,會給美國本土人士帶來一定的負面影響。

MoneyWatch 專欄作家、在房產界有40年從業經歷的丹•巴納比克(Dan Barnabic)表示,美國大都市房產的這種高需求會導致房價不斷攀升,尤其是對美國中產階層人士來說,會超出他們的承受能力,進而使他們無力支付房產。現在一些城市正有這種趨勢,比如舊金山、紐約、丹佛、西雅圖等。

Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

Green Valley Realty
Office: 408-512-5712 / Fax: 408-512-5717
19620 Stevens Creek Blvd. Ste 280
Cupertino, CA 95014

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