標籤: 矽谷房市

2017 1~2月矽谷房市行情報告

今天是驚蟄，灣區不打春雷，而是下了冰雹，跟房地產最近的市場一樣猛烈。

發表一下MLS 1~2月的銷售數據，1~2月的數據代表著去年底與今年1月的買氣，過了一個年，市場的腳步已經站穩，價格繼續挑戰新高，今年的買氣跟去年 (2016年3月我的文章) 買氣相比有增無減，矽谷房市已經熱到頂點，價格繼續前進，銷售量則因為淡季，維持著平均水平。市場上嚴重的問題是房源少、需求高，希望未來的兩個月，會有更多可售房屋釋出，平緩一下漲不停的房價。

其實，在去年總統大選選完一個月，我們就嗅到了市場蠢蠢欲動的氣氛，原本觀望的群眾紛紛跨入買房行列，在下offer的時候，更是能感受到市場的溫度，Mountain View, Sunnyvale, Santa Clara的offer數都在10份以上，近20份則是時有所聞，MV不加個20萬買不到、Sunnyvale Single Family好學區則是15%以上加價率才有counter offer的機會，如果是策略性開低價吸引買方目光的房源，時不時有超過30份offer甚至1月時，Santa Clara出現了55份offer的紀錄。

不僅中古屋需要激烈競標，連新房都是讓人等地苦哈哈，新房案源其實不少，只是想買的人更多，因此Mountain View就有建商的新房採取標售方式銷售。

若是新房案源，以往多數採用先建後售，或至少是半成屋之後開始選擇細部建材與設備，可以作半客製化的建築，且是固定價格銷售。這個新建社區則是連Model home都沒蓋，就開始接受排隊銷售，而且銷售方式是「投標」，而非採固定價格銷售。

截至3/5日為止，該案銷售經理就告訴我，上次release 12間，一共收到160份offer，平均加價9萬美金。 價格相對低的Town house平均加價10萬美金，Single family 平均加7萬美金，下一次的release預計在3/18日，到時候再看看會多瘋狂。

我們來看看MLS 1~2月的成交數據吧，請仔細參考數據圖片下方的圖說，有針對區域、產品別的說明。

第一張是南灣近10年平均銷售價格，區域有Sunnyvale, Cupertino, Santa Clara, Berryessa, Campbell, Milpitas

Time frame is from Jan 2007 to Dec 2017 Area Name is one of '5 - Berryessa', '15 - Campbell', '18 - Cupertino', '6 - Milpitas', '8 - Santa Clara', '19 - Sunnyvale' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from 46,971 listings
Time frame is from Jan 2007 to Dec 2017 Area Name is one of ‘5 – Berryessa’, ’15 – Campbell’, ’18 – Cupertino’, ‘6 – Milpitas’, ‘8 – Santa Clara’, ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from 46,971 listings

接下來是各大城市平均加價率與平均銷售成交日，

我有把某些城市的Single Family 數據獨立出來，以供參考。

Sunnyvale

Time frame is from Mar 2016 to Feb 2017 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 580 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is ‘Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 580 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 890 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is ‘Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 890 listings

Cupertino

Time frame is from Mar 2016 to Feb 2017 Postal City is 'Cupertino' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 350 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is ‘Cupertino’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 350 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is 'Cupertino' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 250 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is ‘Cupertino’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 250 listings

Santa Clara

Time frame is from Mar 2016 to Feb 2017 Postal City is 'Santa Clara' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 870 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is ‘Santa Clara’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 870 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is 'Santa Clara' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 520 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is ‘Santa Clara’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 520 listings

Mountain View

Time frame is from Mar 2016 to Feb 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 560 listings
Time frame is from Mar 2016 to Feb 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 560 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is 'Mountain View' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 240 listings
Time frame is from Mar 2016 to Feb 2017 Postal City is ‘Mountain View’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 240 listings

Berryessa

Time frame is from Mar 2016 to Feb 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 820 listings
Time frame is from Mar 2016 to Feb 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 820 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is '5 - Berryessa' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 490 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is ‘5 – Berryessa‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 490 listings

Campbell

Time frame is from Mar 2016 to Feb 2017 Area Name is '15 - Campbell' 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 Mar 2016 to Feb 2017 Area Name is ’15 – Campbell‘ 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 Mar 2016 to Feb 2017 Area Name is '15 - Campbell' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 570 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is ’15 – Campbell‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 570 listings

以上是包括矽谷周邊的房市數據分析，若有其他數據或產品的分析等進一步需求，或是有買、賣房子的計畫，歡迎透過下列方式跟我聯繫。

  • 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

3/7/2017 Updated! 補上 Evergreen, Blossom Valley, Almaden Valley House的平均成交天數與加價率

Time frame is from Mar 2016 to Feb 2017 Area Name is '3 - Evergreen' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 550 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is ‘3 – Evergreen’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 550 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is '12 - Blossom Valley' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 670 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is ’12 – Blossom Valley’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 670 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is '13 - Almaden Valley' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from approximately 360 listings
Time frame is from Mar 2016 to Feb 2017 Area Name is ’13 – Almaden Valley’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from approximately 360 listings

2016年的矽谷房市分析報告

2016年就這樣轟轟烈烈地過去了，在預測今年的房價走勢之前，

我們先來回顧一下2016年南灣房市概況，請耐心地看到最後吧！

一、綜合買氣指標：2016年底淡季不淡，買氣仍未疲乏

先來看看2016年南灣主要大城市的房子出售數據與成交數量，詳盡描述於圖說。

南灣的Single Family Home', 'Condominium', 'Townhouse'銷售量約6600件
紅色為出售數據、綠色為售出數據，明顯看出淡旺季之差異，雖然2016年底房源已經不多，買氣不弱，成交量拉升。以上數據為Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family, Condo, Townhouse等三種居住產品，數據來自2017年1月5日 MLS統計數據。
chartimg-1
如果我們把往南一點的Central San Jose, Willow Glen, Blossom Valley, Almaden Valley,加進來之後，銷售比差距不大。以上listing約12000多件。

以上房型僅為Singla Family, Condo, Townhouse等三種居住產品，數據來自2017年1月5日 MLS統計數據。

二、銷售分析：剛性需求強、首購型產品最搶手

南灣2016年主要銷售產品價格與成交主要族群，都是以80~100萬元的房型(買方)居多，其次為120~140萬元的族群。80萬元是入主矽谷買House的第一關，在通車時間約30~45分鐘內，區域不算太差者，目前均價已經上看百萬元，80萬元大概能買的可能是有點瑕疵的房型。

(一) Listings by Price Range  (在Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family，上市的房源價格分布)

chartimg-4
上市的房源 價格分布 

在Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family，

在Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family，成交的房源價格分布↓

chartimg-2
成交的房源 價格分布

若以Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  House買家，大家可以看一下為數最多的主要購買價還是80~100萬元以及120~140萬元的買方居多。

三、房價繼續漲，已經連漲五年

Time frame is from Jan 2003 to Dec 2016 Area Name is one of '5 - Berryessa', '15 - Campbell', '18 - Cupertino', '16 - Los Gatos/Monte Sereno', '8 - Santa Clara', '17 - Saratoga', '19 - Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from 53,595 listings
Time frame is from Jan 2003 to Dec 2016 Area Name is one of ‘5 – Berryessa’, ’15 – Campbell’, ’18 – Cupertino’, ’16 – Los Gatos/Monte Sereno’, ‘8 – Santa Clara’, ’17 – Saratoga’, ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from 53,595 listings

不只House在漲，Condo、Town house漲幅也很高，請看下圖，2016 Condo平均漲幅更勝House

chartimg-7
↑ Time frame is from Jan 2003 to Dec 2016 Area Name is one of ‘5 – Berryessa’, ’15 – Campbell’, ’18 – Cupertino’, ’16 – Los Gatos/Monte Sereno’, ‘8 – Santa Clara’, ’17 – Saratoga’, ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Condominium’ Results calculated from 11,869 listings
chartimg-8
Time frame is from Jan 2003 to Dec 2016 Area Name is one of ‘5 – Berryessa’, ’15 – Campbell’, ’18 – Cupertino’, ’16 – Los Gatos/Monte Sereno’, ‘8 – Santa Clara’, ’17 – Saratoga’, ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Townhouse’ Results calculated from 12,950 listings

四、2017漲不漲？

去年我們已經在擔心，矽谷漲了四年的房價還漲不漲?  就在總統大選前，很多觀望的聲音讓房市交易溫和一些，卻在大選之後因為股市並沒有應聲下跌，反而股市續強，讓市場再度回溫。

市場的法則就是供需，矽谷的房地產市場也很單純，就是太多上市櫃公司員工在這上班，因此跟股市的連動性非常高，股市依然紅熱、矽谷招募外來人才依然熱絡的背景下，就目前來看，矽谷的剛性需求還在，經濟樂觀，今年房價要跌的可能性我個人覺得機會很低

當然，沒有只漲不跌的市場，房價已高的先決條件下，本身就是一個風險，一月分中國大陸開始進行更嚴謹的外匯管制，只是上有政策下有對策，若你是謹慎小心翼翼的人，可以再觀察一下未來川普上台後的市場概況。

老話一句，長期持有、自住，早點買吧，免得老婆一直念！

買房、賣房 請來電 Maggie Chien  408-505-3003

告別祝福滿滿的2016

各位朋友  謝謝您們2016年給我的支持與鼓勵，新年交替之際，總是有滿滿的感觸

今天不聊行情、不談市場，今天說說我今年的感想，以下這些話對一個人或一個家庭說可能太肉麻，我要當眾跟大家說，那個誰誰誰，是的，我就是在說你/你們那一個可愛的家。

先謝謝你們的信任，這是一份人與人之間的無價之寶，當您願意撥空與我聯繫，我們有緣碰上一面聊聊天，就是一份很大的祝福，無論有沒有委託成功，有沒有成交，也許是朋友推薦，也許是網路上看到我部落格文章的客人，當我們能見上第一面，聊聊灣區房地產與生命中彼此的大小事，這些最基本的互動，就牽起了我們之間的緣分。

房子是不動產，卻因為乘載著眾人的記憶，讓這建築物有了溫度，每一個房子有其歷史、每一組客戶又有自己的故事，當我踏入這一行的時候，我的名片背後寫著「這個家的故事，我們一起寫」，這句話讓我的房仲生涯跟自己前一份工作有了鏈結，因為前一份工作看了許多黑心房仲的故事，讓我更堅持自己的使命，我必須誠實、守信、做個專業並且堅守道德的房地產經紀人。

謝謝今年成交的客戶，有時候顧及隱私，我沒法在網路上公開每一個家庭買房子的故事，然而這一家人、這一個家的樣子，這一個房子改裝前的格局，我都已經清清楚楚地記在腦子裡。

矽谷的房價如此高，下定決心要買房是如此不容易的事情，謝謝你們願意攜手與我合作，大家一起看房，我為你們把關、聯繫、促成交易，你們要嘛憂著心、要嘛拿出賭博般的豪氣，守著電話、等著開標、加價、減價，從確認貸款額度到成交之後交付鑰匙，這一個旅程有人花了十幾天，有人花上兩三年…，買房後的整修與分租等大小事項，當然又是我們另一篇的故事，也是緣分的延續。

我常笑著跟客人說，一次買房、終身服務，有問題找Maggie (我想我都有做到吧 ^^)

寫了這麼多，宗旨還是感謝，謝謝今年你們的選擇，讓我成為買房之旅上夥伴，希望來年還有機會幫助你們的親朋好友買房子，以後幫助你們換更好的房子。

祝福大家有個美好的聖誕節假期，新年快樂、心想事成。♥

happy-new-year-knitted-letters-cartoon-city-vector-winter-landscap-ewith-fabulous-house-dutch-style-falling-snow-illustration-45952857

若有買房相關問題或看房預約，請直接來電話408-505-3003 Maggie

2016年的矽谷房市分析報告，預計將於1月5日更新，敬請期待

投資房 管理資訊 SJ Multiple Housing Inspection Program

你想在美國買公寓出租嗎?
管理的困難度可能超過你想像。
今天公司開課，討論San Jose「Multiple Housing Inspection Program」
以下所有的Multiple Housing都是指3 units 以上的property, 兩個unit的duplex, single family不在此限。
San Jose除了今年6月上路的Rental Control已經從8%降到5%，還有更多的管理辦法，促使房東要定期保養出租房，修繕管理等等。
Rental Control 5%意即每年租金漲幅不能超過5%，年漲一次，但是建築物若有更新裝修等提高成本處，可向City申請房租漲幅特殊許可。
至於Multiple Housing Inspection Program房屋安全檢查，聯邦政府每隔5年會派人檢查，若有特殊program，還會有特殊檢查。SJ city依照社區分級3~6年就會檢查社區一次，通常會在一個月前通知，檢查項目非常非常繁雜，但主要都是為了租戶的居住安全與權益。
除了常見的廚房、熱水器安全檢查，還有黴菌、逃生設備老舊、每個出租房間都要煙霧與一氧化碳偵測器等，甚至有許多常被忽略的項目。
舉例來說：
(1)門口把手距離地面過高，因為這樣火災發生時，趴在地上的人可能無法打開門把逃生。
(2)打開門，門後不能堆放東西、鞋櫃等，以免發生火災時，門無法全部開啟，妨礙逃生。
(3)老舊油漆、門廊、屋頂需要更新維修
(4)停車場要鋪水泥，如果是泥土地，怕汽油滲到土裡會造成汙染等急需改善事項。
還有許多細項，可到Multiple Housing Inspection Program 可以點擊這裡看市府官網資訊
想投資房地產，請詳細了解每一個城市的管理法規與辦法，雖然租金高漲，想當房東可要先做功課，千萬不要被投報率給迷惑，後續還有很多管理、維修、保養等成本，每一個城市都有不同的需求，都需要將時間與金錢成本計算在內。
有任何投資需求或任何疑問，歡迎與我聯繫。
  • 電話 408-505-3003
  • FB/電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei
  • FB粉絲專頁:Maggie Chien-Realtor

2016矽谷房市放暑假！

今天是9/1號，剛好把7月+8月的房市表現寫一寫，在還沒看數據之前，先跟大家聊一聊最近市場上的心聲，這兩個月我遇到最多人問我「房價會不會跌?」

我在六月跟七月時跟大家說，目前沒有跌，但是有機會撿便宜，不用加價太多，想買房的請把握機會！ 

為什麼呢? 因為暑假大家都去度假了啊！比較少買方在市場上，特別是美國國慶日時，城裡好像少了幾乎快一半的人出城，因此有不少人在七月初下手，買了個好價錢，當時產品不多，但是因為競爭少，加價率不會太高，甚至在市場上太久的房子，可以用listing price 或是低於 listing price買到。

我就有客人用現金搶到低於市價5%且五天成交的個案。

不過8月時市場上又回歸4月份時的熱絡，我們可以在部分城市看到加價率又回升的案例(像是Palo Alto, Cupertino, Santa Clara, Mountain View等，請參考下面房價走勢圖)，顯示市場稍微回溫，尤其是精華區、好地段域表現更加明顯。

  • 淡季要來了！

本周的長周末(Labor day weekend)是傳統旺季，照理說，市場上會有大量房子推出，但是至今看來是還好，也呈現往年銷售量到九月就開始收縮的型態，秋冬之後，本來就是矽谷房市淡季，但是也是有機會撿到便宜的季節，房價總是在10~1月份穩定，甚至有時候能用可以用listing price 或是低於 listing price買到，直到2月就開始跳漲10%，已經連續好幾年均是如此，想買自住房的，請把握秋冬的機會，但是能選的房子也會相對減少許多。

past 8 years sale volume
Time frame is from Jan 2008 to Dec 2016 Postal City is one of ‘Cupertino’, ‘Mountain View’, ‘Palo Alto’, ‘San Jose’, ‘Santa Clara’, ‘Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from 101,567 listings

房市從2008到2016年至今，目前漲幅突破100%，目前市場上買方加價力道已經衰退，但是為什麼房價沒有下跌?主要是股市近半年驚驚漲，目前仍處於高點多空交戰，矽谷房市多數為工程師、創業家等買方支撐，股票的價值對於此類型買方顯得相當重要，因此股票若位於高點，房價很難出現大幅轉折。

past 8 years sale price
近八年房價走勢 Time frame is from Jan 2011 to Aug 2016 Postal City is one of ‘Cupertino’, ‘Mountain View’, ‘Palo Alto’, ‘San Jose’, ‘Santa Clara’, ‘Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from 67,482 listings

很多人問我要不要買房，老話一句，如果是長期持有，在矽谷可說是越早買越好，除非你的租金遠低於行情，或是還沒有真正的實際需求，像是結婚、生子等等，早知道早點買，這是矽谷房市的硬道理。

  • 奉勸大家一句，買房之後，請把Redfin, Zillow給關了，因為這一兩年是不會有太多變化的，就算有，未來還是修正之後往上走勢，現在房價多少錢都與你無關，請你要賣的那天再來關心就好。

接下來看看區域表現！ 加價率與成交日期有短期震盪都屬正常現象，每個月成交產品多元，都會有所影響，主要還是要回歸房價走勢大格局！

PA
Time frame is from Sep 2015 to Aug 2016 Postal City is ‘Palo Alto’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 420 listings
CU
Time frame is from Sep 2015 to Aug 2016 Postal City is ‘Mountain View’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 560 listings
Berryessa
今年漲很大，且近幾個月釋出量最多的Berryessa，加價率穩定未深跌，後續值得關注。 Time frame is from Sep 2015 to Aug 2016 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 800 listings
SU
Sunnyvale看起來是加價率大幅下跌，其實是市場上出現的產品都很兩光所致，很多1間廁所的，或是在大型apartment社區附近的，誰要加價買啊？ 別擔心，下個月加價率肯定又回來了。 Time frame is from Sep 2015 to Aug 2016 Postal City is ‘Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 880 listings
SC
Santa clara 好區還是要加個10% 才拿的到喔！ Time frame is from Sep 2015 to Aug 2016 Postal City is ‘Santa Clara’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 910 listings

本文為本人Maggie Chien親自撰寫，轉載請註明出處，若有任何房市問題請來電4085053003！

Maggie會熱心為您解答

2016年6月，矽谷房價沒有跌！

2016年已經過了一半，先來回顧我這一年寫的行情分析

上個月大半個月的時間都留在 Portland, 因為家人在那裏，我們去度了一段長假，而我不小心在做園藝工作時後手受了傷，縫了好幾針，因此，六月行情快要跟七月行情重疊寫，實在是抱歉啊！

矽谷房市怎麼樣呢？先看看經濟面吧，股市多空交戰近半年，看來空方被剪了毛，多方還在撐，究竟鹿死誰手，看來還在拉鋸。看回房市，有人說：「矽谷的生活在一個彩色大泡泡裡，對於外界是一無所知的！」 這句話部分真實，矽谷人薪水高、消費高、房價高，到處看得到名車、名牌，還有那很貴的房子總是搶來搶去，非要開春搶完之後，直到七月份房地產才會稍稍喘息。(點這裡看去年七月行情)

今年的走勢跟去年很像，一進入開春，加價率跳空漲幅可以達到8~10%，買氣消化完畢，漲勢築底後，六、七月會見到房價停滯，加價率開始下跌(但是並非房價下跌)，看房量變少，庫存稍稍變多，部分賣家會在銷售價上調降一些，這些都是這幾年在矽谷很正常的現象。

特此說明，加價率下跌並非房價下跌，若要談到房價下跌，也必須要先找出基期，現在看起來，房價還在至高點上，行情形成一個高原線。

每年到了這些時候，買家就會開始猶豫，「房價會不會跌？」「Maggie, 我聽說要跌了！」眾說紛紜的意見跟股市多空交戰的現象很像。

我的責任是幫助客人買到好房子 (歡迎參考 客人給我的評價) 而非幫你預測房價，我想能100%預測漲跌幅的，則應該只有神了。

來看我抓的資料吧！這是MLS系統分區的 加價走勢跟平均銷售天數 (房子需要放多久賣掉)吧！

平均銷售天數都稍微拉長，加價率則是降低！

SU

Sunnyvale

 

Berryessa

Berryessa

CU.png

Cupertino

'4 - Alum Rock', '15 - Campbell', '9 - Central San Jose', '3 - Evergreen', '11 - South San Jose', '10 - Willow Glen'.png

這張抓得範圍廣有Alum Rock, Campbell, Central San Jose, Evergreen, South San Jose, Willow Glen

 

Santa CLara

Santa Clara

 

 

 

 

 

 

PALO ALTO 全新裝修豪華房上市

Sold within 3 weeks!

Cash offer $1,142,000.

Congratulations to my seller!

(updated on 6/23/2016)

 

 

Welcome to my new listing!!

各位朋友，這周末我有一個新房源上市，社區位於Palo Alto，念的是Los Altos好學區。全新裝修的開放式空間、大面窗&落地窗，採光極佳、超大主臥，坐在客廳看的就是一面綠景，遠眺社區泳池，而主臥、客廳直接延伸到一個半開放式的大陽台，可放戶外家具供發呆休憩，或是居家BBQ都很方便，歡迎你來Open house參觀。看房請電408-505-3003 Maggie

440 Cesano Ct #113 PALO ALTO, CA 94306

2B,2B, 1400SFT,  asking price $1,149,800

 

Newly remodeled condominium located in a quiet neighborhood on the Los Altos and Palo Alto border. Close to downtown shopping and dining. Gourmet kitchen includes custom cabinetry, granite slab counters and stainless appliance. Spacious Living room & Dining area with sliding door leads to private patio area. Large Master Suite with Den and Walk-in closet. Master bath with dual vanities. Hardwood floor, Central air conditioning, Dual pane windows, 2 designated gated underground parking spaces. Interior Laundry. Excellent Los Altos Schools!!

HOA Dues $503
Community PALO ALTO
MLS# ML81588489
Lot Size 1,650 square feet
Property Type Condominium
County Santa Clara
Built 1981

Upcoming Open Houses

Saturday, Jun 4: 1:30-4:30 pm

Sunday, Jun 5: 1:30-4:30 pm

 

San Jose City 澆花的規定

  1. by HAND held hose with an automatic shut off nozzle or irrigation system before 10:00 a.m. and after 8:00 p.m. With a SPRINKLER system, water before 10:00 a.m. and after 8:00 p.m. only on two designated days:
    • Odd numbered addresses may water on Mondays and Thursdays;
    • Even numbered addresses may water on Tuesdays and Fridays;
    • Properties without an address may water on Mondays and Thursdays
    • Watering outdoors at other times is not allowed. Less evaporation occurs in the cooler evening and early morning hours — so you can use less water and your plants and landscape will absorb more of it.
    • Lawns are incredibly resilient and can tolerate the dry conditions of summer, if left alone. Letting your lawn go dormant and turn brown is okay. The grass will bounce back when rainfall and cool temperatures return in the fall and winter months. Learn more about lawn watering tips.
  • 相關用水規定

2016年5月最新行情/老矽谷、百萬房還是搶

眾人五月最關注的房地產話題，不外乎就是聽說舊金山房價下跌了！

舊金山房價下跌，主要以Condo領跌，其餘像是Palo Alto, Atherton 等高價住宅區，因為區域房價過高所致，交易已經放緩。

不過，很常見的工程師家庭的百萬元上下的自住需求房子，在2016年前兩季，依然是持續走揚，今年尤以95132 piedmont high school學區, Sunnyvale 念Cupertino學校的區，加上Homestead high學區漲勢最驚人，年初到五月，漲幅早就超過10%。

而百萬元房價區，Santa clara早在二月初就從去年85~95萬左右突破百萬元關卡，95132今年迅速爬升，學區差異讓房價約從80~100萬元都有，大坪數房子已經破百萬元，周邊的Milpitas向來因為垃圾場的味道讓人止步，但是房價相對親民也讓購買力轉移到該區。等等往下看數據圖走勢，就能更知道我在說什麼。

SU
May 2015 to Apr 2016 Sunnyvale Residential Results calculated from approximately 900 listings
Cupertino 2015/04~2016/04
May 2015 to Apr 2016 /Cupertino/Results calculated from approximately 600 listings
Be
May 2015 to Apr 2016/Berryessa/Results calculated from approximately 850 listings
SC
May 2015 to Apr 2016 Santa Clara Residential Results calculated from approximately 1,100 listings
MP
May 2015 to Apr 2016/ Milpitas/ Results calculated from approximately 530 listings

身為房地產經紀人，親自帶客人看房子是必須的，也是最最最基本的條件，如果應付得來，每一組客人我都是自己帶著看房子，而每天在市場上看房、投標房子，從Open house的人數、房子裡的名片數、就不難看該間房的熱度，下offer的時候，有幾分offer，也能感受出區域的熱度，最後都與MLS的系統相應，這樣的感覺，還是要多看房才能培養。

如果您有任何買賣房屋的需求，針對文章有任何疑問，或對其他區域有興趣，歡迎您與我聯繫。

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