2020 新的開始

每一年的年末與年初,跟大家一樣,總是會有一些想法跟計劃,今年我加入了新的公司。 在房仲職業生涯第五年,每一個客戶、一日日的房市觀察都是一種學習,換了公司沒換工作,希望更多元的文化背景交流、最新的科技、更廣大的資料庫與最新的行銷模式,提升自我,並給客戶最全方位的服務。
After nearly 5 years as a realtor, I have decided to join KW Cupertino. By immersing in an environment rich with multicultural coworkers, utilizing the latest technology with big data and integrated search & marketing tools, I will provide my clients with the best possible services.

Maggie 新公司在 Keller Williams Cupertino

19400 Stevens Creek Blvd #200, Cupertino, CA 95014

其餘聯繫方式都沒有變,2020只有一個更專業的Maggie來幫你找到最適合的房子,賣到最好的價錢!

買房故事分享- 價差18%

今日交了一間房,去年12月買到的客戶轉介的,去年下著雨看房的客戶撿便宜,(因為屋主剛生小孩啊)。今年這位客戶,也抱著一定要撿到便宜心態買房。 可能意念夠強吧,我們第三個offer買到了!

去年同社區、同房型、同尺寸成交價117萬,今年三月104萬,我們買99萬,屋主以前也是broker,同時是社區board成員,一直說這小區財務很穩定,他都監督且幫忙規畫好了。因為屋主年紀大了要退休, 打算從住了20幾年安安穩穩的房子搬到退休村,準備出售之前換過全新的橡木地板、全新地毯,質感很好,都是中上等級。

這個房子我們要下標之前先看過同社區另一間,通常一個社區有兩間以上在賣,有時候價格會比較好談。 第一間我們不想出太高,畢竟離高速公路還是有點近,晚上無法開窗,難免會有些許白噪音。

買到的這間房子照片拍得不吸引人,也沒做staging,本來客戶連看都不想看的😌。後來照片拍得漂亮的那間差了一點沒有買到,想說去看看這間不起眼的也好,沒想到屋主自住、屋況很好 (之前沒買到卻裝修漂亮的是投資房、出租用),建材質感很好,房子好乾淨,就連walk through時也是一塵不染,浴室玻璃都沒有水垢喔,報告上的幾個小缺點屋主也負責修好了。

相較去年最高點,跌了18% ,這個社區算多,現在市場上Townhouse& Condo的平均跌幅10~15%。

最近市場的確有越來越冷清的跡象,其實看房數很多,Cupertino兩百多萬房都有破百組客戶、San Jose 一般房子前兩周也有50組人看房,只是出offer數不踴躍。 (市場還是有例外,學區好、屋況好、價錢合理的還是有multiple offers,昨天同事就說Lynbrook 200萬房,有7個offer)

市面上放得比較久的房子,多數是學區不好或屋況差,也因此調價格的不少、價格不好的話有些屋主會選擇下市、不賣轉租也是賣家的另一個處理房產的方式。

賣家持有成本低,如果沒有非賣不可的原因,在市場上出租目前都還算容易。我在Campbrain 靠近Campbell代管的出租房,九月的時候要出租,前三個星期總共有近50組人想約看房,只是知道是半年租期之後,多數希望是一年以上租約而作罷。

天氣轉涼,這兩個星期上市的房子量也逐漸減少了,上市的房源有些蠻不吸引人的,房價會不會繼續跌呢?繼續觀察中。

2019年3月矽谷房市行情報告

先來貼一下各區域的 Average DOM & Sale to list price Ration

買氣跟氣溫一樣,已經逐漸回升,除了Open House 來人量,offer數相較於去年底到今年初,也明顯增加,從下列數據應該可以看出一點買氣回升的端倪。

不過市場還是沒有2017/2018的春天熱!

多數買家觀望心依舊,Disclosure送出去的多,收offer數大概是Disclosure的1/3,送offer還是不會太積極加價,但是幾個offer裡,總還是會有黑馬崛起的。市場正在發熱,我們繼續觀察後續發展。

Time frame is from Apr 2018 to Mar 2019 Area Name is '18 - Cupertino' Property Type is 'Residential' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 540 listings
Time frame is from Apr 2018 to Mar 2019 Area Name is ’18 – Cupertino’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 540 listings
Time frame is from Apr 2018 to Mar 2019 Area Name is ’19 – 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 Apr 2018 to Mar 2019 Area Name is '8 - Santa Clara' Property Type is 'Residential' Property Sub Type is 'Single Family Home', 'Condominium', and 'Townhouse' Results calculated from approximately 950 listings
Time frame is from Apr 2018 to Mar 2019 Area Name is ‘8 – Santa Clara’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 950 listings
Time frame is from Apr 2018 to Mar 2019 Area Name is ’14 – Cambrian’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 810 listings
Time frame is from Apr 2018 to Mar 2019 Area Name is one of ’13 – Almaden Valley’, ’12 – Blossom Valley’, ’11 – 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 Apr 2018 to Mar 2019 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 780 listings
Time frame is from Apr 2018 to Mar 2019 Area Name is ‘6 – Milpitas’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 570 listings

這個冬天的修房小雜事

家中全室remodel完畢大概9個月了,有時候必須得過了一年四季才會知道房子有那些問題。這個冬天我們做了幾件事情,跟大家分享一下。

一、 Gutter Guard: 我家隔壁有顆大紅木,夏末開始我家前院、屋頂都是落葉,直到還是持續有零星落葉,還好夏末快下雨之前,我就請清理gutter的handyman幫我加上網子,可以隨時打開來看那種,未來希望可以自己上屋頂吹吹落葉就好,而不需要太費勁清理gutter。

我們加網子而沒加Gutter protectors/cover是想說網子還能看到gutter大概狀況,最近覺得檔大葉子效果不錯,至於會不會淤積,接下來再觀察一下。

關於Gutter周邊產品有很多,有Rain gutter foam、gutter protectors、cover等,大家可以上網查查不同的效用,Home Depot都買的到,施工時注意安全,如果家裡周圍沒有大樹,也許根本不需要加裝。

二、Downspout Extension: 前幾天下大雨才發現之前gutter水往下流的管線離房子好近,很怕地基因此受潮,於是買了Downspout Extension希望水流能遠離房子跟地基。

三、Filter:因為所有冷暖氣機都是新的,窗戶也很少開,但是卻發現灰塵問題異常嚴重,之前出門一陣子回來感冒還久咳不止,想來想去不對勁,一拆開暖氣濾網口才發現,原來之前裝冷暖氣廠商給的濾網薄如紙,根本沒有過濾空氣的效用,家中的灰塵就不斷地循環著。

安裝全新管線加冷暖氣機上萬美金,一個濾網最貴也不過$20~$30,摸摸鼻子自己換上最好的,建議都是一年至少要換一次,濾網購買之前要記得看一下尺寸。

四、Threshold & Weatherstrip,冬天的冷風吹才知道門縫有多大,我家門特殊點,所以地板是自己貼上Vinyl Replacement Insert for Threshold,購自Homedepot。另一個小門框則是從Amazon買到的Weatherstrip自行貼上,很容易操作。

分享幾樣自家的小小工DIY,如果有更專業的建議,歡迎留言指教。

房子總是有些小問題需要不斷修修補補👨‍🔧👩‍🔧,最近又發現全新的Stucco已經有些細微裂縫,地基外圍也有小小裂縫,應該是house settlement,有機會再問問建築師跟結構技師該怎麼處理,再來分享給大家。

#Remodel #修房子 #Handyman #Gutter

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.

 

2018年1月矽谷房市行情報告

今天(2/2)寫稿日股票稍有修正,股市這幾年歷經的漲勢不斷,稍有修正不也是好事一樁?

股票回檔,房市呢,我們處在全美最熱的房市區,還不見任何跌勢,如果股市真的大幅下修,也許價格還會有回穩的可能,若要見到下跌,可能短期內不容易。

2018年1月是offer寫到手軟,整個月是漲得又驚又快,不然就等著從別人的成交價往上加價。今年開始我的粉絲頁 會有我當周我跟同事下offer的最新成交狀況匯報,如果能及時掌握行情,對於周邊下次出價會更有幫助。

在這個賣方市場的時代,屋況差、長黴長菇、地基有問題的房子都還是一堆人投標,更不用說裝修完畢或是屋齡較新的房子了,offer數破表、加價率直飆、沒有超過comps 5%以上是肯定拿不到房子的,也因此買房投標之前買家更要謹慎,算好手上現金多寡,才能不讓保證金被扣走。

最近常跟客戶說,真的很抱歉,最近買房無法幫你省錢,而且保證會買在歷史高點,但是沒有人知道何時是最高點。必須要請你做出選擇,因為買與不買、要不要留在這一個城市,每個人都有不同的人生規劃跟方向。但是當您下定決心要在這裡買房,我是全職經紀人,必能為你全力以赴。

27500175_10155998704410040_7778477410880909413_o
一月幫客人搶到房子的客人感謝信,買到房子真的很難,買到好deal更難,謝謝客戶的肯定。

 

 

 

 

來看看2018年1月加價率與成交所需天數,1月數據代表著2017年12月的行情跟買氣。看2017年2月到2018年1月的數據,更能完整看出2017年一整年房市走勢,加價率一路攀升、去化日期一路減少,買氣依然維持高檔水位,在矽谷買房,難度繼續升高。

以下圖示折線為加價率,長條圖為房子上市到銷售所需時間。

 

Time frame is from Feb 2017 to Jan 2018 Area Name is '19 - Sunnyvale' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 900 listings
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Sunnyvale’. Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 900 listings

 

C
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘Cupertino‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 570 listings

 

M
Time frame is from Feb 2017 to Jan 2018 Postal City is ‘Mountain View’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 550 listings

 

Time frame is from Feb 2017 to Jan 2018 Postal City is 'Los Altos' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 370 listings
Time frame is from Feb 2017 to Jan 2018 Postal City is ‘Los Altos’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 370 listings

 

Time frame is from Feb 2017 to Jan 2018 Postal City is 'Campbell' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 480 listings
Time frame is from Feb 2017 to Jan 2018 Postal City is ‘Campbell’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 480 listings

 

Time frame is from Feb 2017 to Jan 2018 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 Feb 2017 to Jan 2018 Area Name is – Berryessa‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 820 listings

AV
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Almaden Valley‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 400 listings

Time frame is from Feb 2017 to Jan 2018 Area Name is '3 - Evergreen' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 810 listings
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Evergreen’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 810 listings

CB
Time frame is from Feb 2017 to Jan 2018 Area Name is ‘ Cambrian’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings

 

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

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。