加州買房基本題-財務篇

很久沒有發買房基本知識的題目,我的客戶中,第一次買房的比例很高,所以有些題目基本上我是每幾周都在回答,今年我會趁著有空檔時,多多寫下買房基本知識,讓更多first time buyer有點概念。

通常第一次諮詢的時候,我會建議buyer跟loan agent 聊聊,買房的第一步就是Pre-Approval letter,銀行會針對buyer的收入試算出最高可貸款金額,加上自己準備好的down payment首付款,就是購買總價,有了這基本概念,會比較好鎖定區域跟購買類型。

每月負擔

買房的時候,到底月供是多少錢?

買房之前要先了解每個月的月繳金額會有常聽到的PITI Principal本金、Interest貸款利息、Tax房屋稅、Insurance保險

貸款本金跟利息的計算方式,可以在利用網路上的Mortgage Calculator試算

每一年都需要繳交加州房地產稅,稅費以買房房價為基礎的1.2%,每一年如果房屋正常漲幅,稅金還可能從原始的稅基再加2%,如果房價有更大的漲幅,稅金漲幅也可能超過2%。

常常會有客戶問我,為什麼我在Zillow跟Redfin看到的是0.7%有時候更少呀? 我想網路上很多計算方式是用屋主的現在房地產稅帳單跟現在的房價估算出來的,這並不正確,只要產權有異動,就必須重新計算房屋稅,如果想要更精確地知道房屋稅額,可參照NHD Report上面都會有房屋正確稅率跟區域特別費。

至於保險,也就是俗稱的火險,有貸款銀行一定會要求新屋主買保險,畢竟銀行也是出了很多錢XD,當然加州還包括意外險等等,這部分要請保險經紀解釋比較好,保險金依照房價Townhouse大概是$500起,Single Family $800起,因為山火的關係,保險也是年年漲價,不過還好幅度不會太嚇人。

這裡不包括地震險跟水災險喔,地震險是個人意願,水災險則是在特殊洪水區有要求就必須買。

如果買的是Town House或Condo,HOA也要計算入每月負擔

CLOSING COST

買房除了房價,還有一筆Closing Cost在過戶之前需要付清,如果在東灣買房,因為是buyer負擔Escrow跟Title insurance,概抓1%房價,如果在南灣則概抓0.8%。

而Closing Cost有哪一些呢?

買房有貸款,貸款成本包括估價師費用$700-$1400、銀行手續費(大概有Processing/Underwriting Fees, Document Preparation Fees, Funding Fees, Tax Service, Flood Certificates, etc.)大約$2000~$4000,有些銀行因為客戶的信用不佳、或想buy down the rate、或外國人沒有信用可能會收Point(%),常聽到收1個point就是貸款金額的1%,借貸50萬元就是另收$5000。 No point no fee是最好的情況,但是依照個人信用有別。

依照縣市習慣不同,買方會需負擔的產權保險費Title insurance Owners’ Title Insurance Fee +如果有貸款也需要付 Lender’s Title Insurance Fee,依照房屋所在地則會有 City transfer tax,至於誰該付什麼並沒有硬性規定,我們都遵照地方習慣,誰來付款可以參考這裡http://chicagotitletransfertax.com/

依照房屋購買日期,Escrow會幫我們prorate買賣雙方的Property Tax,Escrow還會收取一些雜支,比如說Notary公證人來你家簽名的費用,遞送文件到County 的跑腿費,代收County收的一些登記費等等

找到一個Closing Cost試算器挺好用的

相關閱讀-讀在買房之前系列文章

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TEXT)
  • 電郵: chienmingwei@gmail.com
  • LINE: chienmingwei

TOP 1% 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

2016年4月最新行情/漲勢確立 各自表現

按照慣例,我又來寫MLS最新資料數據分析,四月的數據反映的是三月的房市,上個月我們歷經了平均開價相較去年跳漲10%的日子 應該很多人好奇三月市場的變化

其實從Agent每天在市場打滾的體驗,下的offer數與看房人數多寡,Buyer的出價勇敢度,大概都能感受到灣區房地產的市場溫度,三月我們與同事在出價時,正常的房子offer數都在10份左右,Sunnyvale則都有15份offer,跟天氣一樣,三月房市已經比二月來的溫暖。

除了漲勢再起,成交日也變短。市場如此,Buyer的加價實力不夠可是買不到房子,這幾個月尤其以Sunnyvale & Berryessa 市場更為火熱,買方加價力道十足,不分產品平均加價率漲至今年高點,成交數明顯稅減以下從MLS統計就能看出,就能房價已經高不可攀的Cupertino還是能看到成交天數縮短,加價率在攀升。West San Jose也是差不多的市況,但是我抓的數據只有顯示Single family(沒為什麼,獨厚我的客戶而已,他正在找這裡的House) 請大家見諒 ^^

再次聲明,每個區域、每個Zip Code都有好區跟差一點點的區域,學區、街廓、鄰居素質、是否靠近高速公路、鐵道或重大建設,都與房價息息相關,每間房子在每個人的心中顯示的價值都不一樣,每一個Agent出價之前都應該給客人近期成交數據分析,評估市場與客戶承擔能力,才進行出價。

若有問題歡迎來電、來信討論

 

SU

Apr 2015 to Mar 2016 Sunnyvale

 

BE
Apr 2015 to Mar 2016 Berryessa

 

Santa clara
Apr 2015 to Mar 2016 Santa Clara

CU
Apr 2015 to Mar 2016 Cupertino

 

West SJ house
Apr 2015 to Mar 2016 95129,95130 House only

 

讓我們一起為你的房子寫故事

Mingwei Business card

舊金山灣區 南灣 房地產 201511月最新數據報告

淡季不淡,市況「蠢蠢欲動」

12月已經7日,忙到現在才有空檔寫寫最新的買氣報告。奇怪,不是淡季嗎?可是我還是好忙呀!

沒錯,是淡了一點,冬季買氣絕對不如夏季炙熱,但是市場依然溫暖,昨天(12/6)在South San Jose 幫同事Open House,來了17組共40人,套一句同事說的話,大家已經「蠢蠢欲動。」

前幾天參加一個美國華人經紀人的晚宴,Green Valley Realty受邀參加,我也很榮幸地參與其中,老闆與公司業績前幾名的同事不約而同地認為:「過了感恩節,大家都以為12月是淡季,準備過聖誕節並迎接新年,沒想到升息疑慮未減,房市依然蠢蠢欲動。」雖然11月釋出量少,導致成交量縮,但是數字會說話,好區的成交行情依然不為所動,繼續穩定維持小小的漲幅。

來看看11月的成交市況吧!(2015年11月MLS資料庫,反映2015年10月買氣)

先來看看南灣的綜合買氣,下列數據包括San Jose, Santa Clara, Sunnyvale, Cupertino, Saratoga, Los Gatos。再往下細看各地區分析。

All house
2014/12~2015/11 South Bay House Chart

Nov 2015平均加價率102.7 %  銷售天數達31

以下為主要City的成交市況

這是Sunnyvale只看 House的狀況

19 HOuse
2014/12~2015/11 Sunnyvale House Chart ↑

Sunnyvale House Nov 2015加價率 105.6%但是平均成交天數為13天,跟今年6月賣的一樣快。勝過於7月~10月需要15~19天才能賣掉。

18H
↑ 2014/12~2015/11 Cupertino House Chart

Cupertino 的House 11月平均加價率為103.9%,平均成交天數增加至33天,大家注意一下11月的加價率從10月後到底又微幅上升,市場果真是買盤還在,「跌不下去」,繼~續~漲!

8 House
↑ 2014/12~2015/11 Santa Clara House Chart

Santa Clara受惠於Sunnyvale & Cupertino 擴散效應影響,今年漲得很多,是矽谷地區百萬元還能買到好房子的地方,雖然沒有太多好學區,不過地點優勢,最近也是很多年輕人的新寵。平均加價率維持104.5%,成交天數也不離譜,24天還算是中間值。

5
2014/12~2015/11 Berryessa

Berryessa很好玩,買氣很穩定,大概都是20餘天成交,特別的是又看到除了Cupertino之外加價率回升的一區。

你想找房子嗎?

對其他區域有興趣嗎

歡迎利用以下方式與我聯繫

  • FB/電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei

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!

貸款術語名詞解釋 (Glossary of Mortgage Terms)

Annual Percentage Rate (APR)總費用年百分率: The rate of interest on a yearly basis, which includes charges on the mortgage loan and the interest payment.

Adjustable Rate Mortgage (ARM)浮動式利率: A home loan program in which the interest rate and the monthly payment are adjusted at regular intervals according to the changes in a specified index.

Bridge loan幫助買房的短期信貸: A short-term loan used to quickly effect a sale while pending more conventional real estate financing. While not popular, a bridge loan can be useful particularly for certain commercial real estate deals.

Credit Score信用分數: A numerical quantity reflecting a borrower’s credit worthiness. Used by lenders to find out the risk in approving a home loan.

Closing貸款過程到交屋: The final step in the loan process when the seller transfers title to the buyer, the buyer signs the loan documents and receives the loan amount from the lender.

Closing Costs買房過程到交屋費用: Fees paid by the borrower at closing. These include charges for originating and processing the loan.

Closing Disclosure (CD)揭示所有貸款、買房費用: This will replace final Truth-In-Lending Disclosure (TIL) and final HUD-1.

Contingency搓合時期: Any one of a number of common clauses added to real estate agreements that provide buyer or seller rights during various stages of a transaction.

Deed契約: An official and public document that establishes property ownership.

Default違約: Inability of borrower to make regular and consecutive payments on a loan.

Depreciation折舊: The measure of loss in value of a home or property. Depreciation could be driven by poor economic factors or property damage.

Down Payment頭期款: The amount of cash, which the homebuyer pays towards the purchase price at closing.

Debt-to-income ratio (DTI):負債比 The ratio of the monthly debt to the pre-tax gross monthly income.

Escrow Account代書帳戶: Bank account into which lender deposits part of the monthly payments made by borrower. The deposits include payments towards property taxes, homeowners insurance and mortgage insurance.

Fixed Rate Mortgage固定利率: A home loan program on which the interest rate does not vary throughout the life of the loan.

FHA聯邦優惠貸款: Federal Housing Administration.

Housing Ratio: The ratio of the monthly housing costs to the pre-tax gross monthly income.

Intent To Proceed (ITP): No fee may be collected other than for a credit report before (ITP) is received.

Loan Estimate (LE): This will replace initial Truth-In-Lending Disclosure (TIL) and Good Faith Estimate (GFE).

Maturity: Typically applied to the term of a home loan or mortgage; the life span of a mortgage; for example, a 15-year loan matures in 15 years, the period of time in which the debt must be paid off.

Mortgagee and Mortgagor: The former is the lender offering the loan and the latter is the borrower.

Mortgage: A legal process by which you can take out a loan against your own property – residential or commercial. The same property is held as the security for the repayment of the debt.

Mortgage Note: It is your written promise to pay off the loan amount on certain terms and conditions. The note also mentions what the lender is likely to do if you default.

Payment Cap: For an adjustable rate mortgage, this is the maximum payment amount a buyer could ever be expected to pay per month.

Pre-qualification貸款試算表: The process in which a homebuyer may find out how much of a home loan he or she would be approved for with a lender; gives many buyers more flexibility when shopping for a home.

Private Mortgage Insurance: Insurance policy offered by an insurance company in order to protect the lender from losses if the borrower defaults on his payments.

Rate lock/Lock-in鎖定利率: A written commitment, which guarantees a fixed rate on your loan for a certain time period before closing. Usually, rates are locked for 30, 45 or 90 days till the closing date.

Short sale短期急售: Useful tool for lenders and homeowners when foreclosure could be a worst-case scenario. In a real estate short-sale lenders give homeowners permission to discount the home value (an outstanding loan balance) to affect a quick sale, thereby averting foreclosure.

Title產權: The official document used in the real estate industry that specifies at any one time that owns a piece of property.

Title Company產權公司: A title company typically handles all tasks associated with the property title, including insurance and search.

Title insurance產權保險: Insurance taken out on the property title that protects both borrower and lender in the event of a title dispute.

Total Interest Percentage (TIP)總費用年百分率: The total amount of interest paid over the loan term as a percentage of the loan amount.

Underwriter 貸款審核員: The company or service that evaluates a borrower’s creditworthiness prior to loan and mortgage approval.

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

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

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