賣方經紀收到任何offer，一定要present給賣家，如果不想收到買方信件，賣方經紀可以在我們MLS 平台明白表示， “Per seller instruction, buyer letters that accompany an offer will not be presented to seller. If a buyer letter cannot be separated from the offer, the entire offer shall be returned to buyer or buyer’s agent.”
我的中文名字是簡明葳，大家都叫我Maggie，我有Realtor & Broker DRE#01973756 執照。是 National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。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
Time frame is from Sep 2019 to Aug 2020 County is ‘SCC – Santa Clara’ Results calculated from approximately 17,000 listings
Santa Clara County Number of Homes For Sale vs Sold，交易量看起來很穩定，我特別去查了MLS Santa Clara County交易間數 2017年總間數是15206，2018年為 13949間、2019年是13367間、2020目前一到八月成交間數為7757間，相較於2019年同期9013間還是相對少一些，但是從listing 間數來看，2019年一到八月總共有17825間房上市，2020年一到八月總共才12281間房上市，難怪一間美房難尋，然後房價暫時沒見跌勢。
Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’
▲Almaden Valley, Blossom Valley, South San Jose Results calculated from approximately 1,600 listings ▲ Cupertino, Results calculated from approximately 320 listings ▲ Cambrian, Campbell, Willow Glen Results calculated from approximately 2,100 listings ▲Sunnyvale Results calculated from approximately 720 listings ▲Santa Clara (City) Results calculated from approximately 760 listings▲ Berryessa Results calculated from approximately 630 listings ▲Palo Alto Results calculated from approximately 400 listings▲Mountain View Results calculated from approximately 440 listings▲ Santa Teresa area Results calculated from approximately 280 listings
Maggie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
Come check out this well-cared for house, remodeled with permit using quality material. End unit with abundant sunlight. This townhouse features an updated open kitchen with a peninsula. Newer cabinetry, countertops and stainless-steel Bosch appliances. Tons of kitchen storage. Two full baths upstairs with a half bath downstairs. Master bath features a heated floor. Central AC. Custom designed patio with composite decking, built-in seating- perfect for entertaining! Mature fruit trees (lemon, lime, orange, blueberry, tangerine). Backyard door provides access to the HUGE green belt which is perfect for kids to play in. Two-car garage with ample storage. Community Features: clubhouse, playground, community pool w/ lounge chairs, greenbelt, and guest parking. Quick access to Central Expressway and Hwy 101 & 85. Bike to Google campus. 5 mins drive to downtown Mountain View. Walk to restaurants, Safeway, swimming school and Stevenson park. Low HOA $365. Not a Superfund site!
小家庭多數已經有1~2個小孩，或是正在計畫生寶寶，安全優質的環境與學區會是主要考量，如果80~130萬元，建議可以看2~3房舊公寓，Campbell、Cambrian、west San Jose、一帶有一些學區還不錯的舊式連棟房可以，獨棟房如果在130萬元，屋況可能會差一點或是面積小一點，必須再花錢擴建或裝修，如果只想買獨棟房，South San Jose有幾個不錯的區塊可以在130萬美元以下，買到格局好、屋況也好的房子。
像是Blossom Valley以及Rancho Santa Teresa，查房的時候郵遞區號是95119與95123。Rancho Santa Teresa這一區學區平均分數7分，高中以Santa Teresa High school為主，是附近熱門首選高中，學分9分。這一塊區域有Kaiser醫院，周末有農夫市集。
根據地產協會最新發布的數據，2019年8月Santa Clara County的房子(在此僅限Single Family) 要18天才會收到offer，38.2%上市的房子要降價求售，開價就是賣價 (這是平均值，在市場上買房子還是要參照周邊行情)，中位數房價119萬美金，相較去年同期減少8.1%；市場上有一千三百多套房子在賣，相較去年同期多了6.1%， 共有875間賣掉；相較去年同期減少6.9%。
而根據MLS (Multiple Listing Service 經紀人專用平台)最新數據，2018第四季、2019第三季，平均來說100間房子正在銷售的房子大概只有51%順利售出，已經是近4年最低。
相較於2017年第一季到2018第二季都有超過65%甚至高達76%的Listing 售出甚遠。
▲過去一年Santa Clara Number of Homes For Sale vs Sold (銷售中的房子與售出房子逐月比例) Time frame is from Oct 2018 to Sep 2019 County is ‘SCC – Santa Clara’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 20,000 listings ▲ 過去一年Santa Clara Number of New Listings vs Sold (新上市的房子與售出房子逐月比例) Time frame is from Oct 2018 to Sep 2019 County is ‘SCC – Santa Clara’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 19,000 listings
▲ Santa Clara County過去一年銷售平均所需天數與加價率 Time frame is from Oct 2018 to Sep 2019 County is ‘SCC – Santa Clara’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 13,000 listings
看到這裡你應該會覺得奇怪，剛剛加州地產協會八月不是說要18天就賣掉嗎？加州地產協會數據只有抓Detached Single family，我則是選擇抓Single family, condo, townhouse。 ▲ 過去一年Santa Clara 銷售價格中位數 (Sale Prices Over Time, Median) Time frame is from Nov 2018 to Oct 2019 County is ‘SCC – Santa Clara’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from 12,359 listings
而充滿爭議性的數據，RHNA 區域房屋需求分配(Regional Housing Needs Allocation, RHNA) 顯示San Jose City依然有大量住房需求。
根據 Milken Institute’s Best-Performing Cities index 今年最新數據，矽谷 ( San Jose-Sunnyvale-Santa Clara, CA MSA )是十大表現最佳城市的第二名。舊金山( San Francisco-Redwood City-South San Francisco, CA MD)則為第四名。
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
接下來就是跑市府問清楚，連市府permit center都詫異，這樣的情形怎麼會發生。為了要解決問題，我們只好當作是我們曾經remodel，先畫圖floor plan、到市府申請許可，期間還有模有樣的必須申請Title 24，就是為了要符合city Plan Submission Requirements 當初為了省錢，我們自己花了很多時間自己畫了圖，交上、申請許可、叫檢查，看看出了什麼問題，之後請工人修復、檢查、修復然後檢查通過，過程花了整整一個月，還好期間非常幸運，不僅櫃台的人通融，讓我用自己的格局圖，就拿到permit，也能call for an inspection，後來檢查員只挑出一些電盤老舊、加裝GFCI等小問題，我們請來licensed electrician，就在第二次檢查，把問題順利解決了 ，一切都算是不幸中的大幸。
到底什麼裝修需要permit？什麼不需要，像是San Jose City有一些標準可供查閱，點擊連結就能看到。但是每一個city都有不同的標準，請先諮詢在地市政府permit center。
我是專職加州地產經紀人 CA Real Estate Realtor/Broker、National Board of Realtors、California Association of Realtors、以及 Silicon Valley Association of Realtors的會員。DRE#01973756
2017年1月~2017年12月平均成交價(Sale Price, Average) Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from 11,905 listings
南灣不分產品、不分城市2015~2017年平均成交價格
由2015年1月的$855,156 成長到12月為$1,302,585近三年平均漲幅為52.32%
2015年1月~2017年12月平均成交價(Sale Price, Average) Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from 36,175 listings
2017年又是一個瘋狂搶房的一年，而且是史上最為熱絡。
(註一) 本篇文章所指的都是南灣，是 Sunnyvale以南的區域起，包括San Jose, Milpitas, Santa Clara(不包括Alviso), Campbell, Los Gatos, Saratoga, Cupertino (Morgan Hill, Gilroy等沒有提到的城市都不算在內)
(註二) 本篇文章指的 Property Type 僅有Residential，Property只看Single Family Home、Condominium、Townhouse三大類。
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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。
