2017 8月、9月矽谷房市行情報告

 

八月、九月的市場行情報告,反應的正是今年暑假的市況,我的Broker說,今年的房市是前所未有的熱烈,其實觀察周末看房人潮、下offer數,以及下列表格所呈現的Days to Sell (上市到成交所需天數),包括加價率也維持高檔,市況依然是供不應求,且相較於去年同期的成交量,其實listing數並沒有減少,成交天數減少許多,可見市場買氣非常濃厚。

最近在Sunnyvale看房,很多賣房主都是離開矽谷到外州、退休族群,房價維持高檔,換房者減少,其實不利於房市健康。 每一位將要買房的人,我都會告知,現在可是歷史高點,謹慎入市。但是如果你問我,房價會不會跌,目前經濟大環境很樂觀,矽谷就業機會多,有「信心」買房的客戶群不減,即使升息傳聞不斷,估計現在到明年房市,依然會溫和上漲。

 

 

Time frame is from Oct 2016 to Sep 2017 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 920 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Sunnyvale‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 920 listings
Time frame is from Oct 2016 to Sep 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 580 listings
Time frame is from Oct 2016 to Sep 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 580 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is 'Los Altos' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 360 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Los Altos‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 360 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is 'Palo Alto' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 450 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Palo Alto‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 450 listings
Time frame is from Oct 2016 to Sep 2017 Area Name is '8 - Santa Clara' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 1,000 listings
Time frame is from Oct 2016 to Sep 2017 Area Name is ‘8 – Santa Clara‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 1,000 listings

 

Time frame is from Oct 2016 to Sep 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 830 listings
Time frame is from Oct 2016 to Sep 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 830 listings

 

MI
Time frame is from Oct 2016 to Sep 2017 Area Name is ‘6 – Milpitas‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 490 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is 'Cupertino' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 330 listings
Time frame is from Oct 2016 to Sep 2017 Postal City is ‘Cupertino‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 330 listings
Time frame is from Oct 2016 to Sep 2017 Area Name is '3 - Evergreen' 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 Oct 2016 to Sep 2017 Area Name is ‘3 – Evergreen‘ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings

 

2017 5月矽谷房市行情報告

Maggie Chien-Realtor 矽谷專業房地產經理人】MLS五月最新成交行情出爐,反映了今年四月的買氣。 今年股債雙漲的背景之下,資金充盈,矽谷的房市平均房價也再創新高,此外加價率依然持續上揚,南灣唯獨Berryessa出現不到1%的加價率跌幅,多數主要城市的銷售所需日期依然繼續降低。

目前的經濟局勢依然樂觀,美股漲幅屢創新高,既然漲勢已高,未來漲幅就會縮小,不過身在矽谷,總能第一線感受到科技業的局勢,最近幫客人招租,地點位於Sunnyvale、Santa Clara等矽谷中心位置的區域,投出租約申請的,多是剛拿到offer工作的應屆畢業生,矽谷人文薈萃,科技業的榮景依然未歇。

最近客人或甚至找別人買房的網友,還是一直問我:「房子聽說十年一場大跌幅,灣區房子是不是要跌了?」 我每一個月都會有人問我這個問題,我今年的看法維持一致,今年看不到跌勢,明年我還料不準,真的很抱歉,我不是神仙。

舉幾個例子吧! 這個月有幾間Sunnyvale 2b/2b 開價75萬元左右的town house,都送出了40分左右的disclosure,加價率超過15%。上周我幫客人下了一間Los Altos High的大房,經過擴建跟整修,開價300萬元,加價率超過30%。 Sunnyvale 北側94089 3B2.5B的Town house最高價已經賣破140萬元,Sunnyvale 94087學區房,每一呎都已經站穩$1200。

今年雨季長,銷售熱季來的晚,就算已經六月,在美股指數來到新高的背景下,矽谷房地產市場依然信心十足,市場未見降溫,如果你想買房,此刻依然要有奮力一搏的準備。

當然這個經濟市場不是沒有隱憂

第一、指數、房市已高,獲利也許有賣壓。

第二、政經動盪,川普的政策與股債雙漲的隱憂

第三、七月、八月是傳統淡季,銷售量可能會影響價格?

第四、聯準會升息

第五、大型天災像是大地震

上述情形若同時發生了兩到三個,也許房價漲幅會稍有止歇。

 

 

 

以下看看五月的加價率與銷售天數,加價率創新高、銷售所需日期多數城市繼續降低

 

Time frame is from Jun 2016 to May 2017 Postal City is 'Menlo Park' Property Type is 'Residential' Results calculated from approximately 380 listings
Time frame is from Jun 2016 to May 2017 Postal City is ‘Menlo Park’ Property Type is ‘Residential’ Results calculated from approximately 380 listings

 

SU 201706
Time frame is from Jun 2016 to May 2017 Postal City is ‘Sunnyvale’ Property Type is ‘Residential’ Results calculated from approximately 870 listings

 

CU
Time frame is from Jun 2016 to May 2017 Postal City is ‘Cupertino’ Property Type is ‘Residential’ Results calculated from approximately 340 listings
PA
Time frame is from Jun 2016 to May 2017 Postal City is ‘Palo Alto’ Property Type is ‘Residential’ Results calculated from approximately 450 listings
LA
Time frame is from Jun 2016 to May 2017 Postal City is ‘Los Altos’ Property Type is ‘Residential’ Results calculated from approximately 360 listings
Time frame is from Jun 2016 to May 2017 Postal City is 'Santa Clara' Property Type is 'Residential' Results calculated from approximately 890 listings
Time frame is from Jun 2016 to May 2017 Postal City is ‘Santa Clara’ Property Type is ‘Residential’ Results calculated from approximately 890 listings
CB
Time frame is from Jun 2016 to May 2017 Postal City is ‘Campbell’ Property Type is ‘Residential’ Results calculated from approximately 460 listings
B
Time frame is from Jun 2016 to May 2017 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Results calculated from approximately 790 listings
E
Time frame is from Jun 2016 to May 2017 Area Name is ‘3 – Evergreen’ Property Type is ‘Residential’ Results calculated from approximately 810 listings

 

再次說明,我是房地產經紀,是幫助你合理出價買到房子,協助你把房子賣在高點,絕對不是要炒高房地產市場,我天天看房子,適時地將市場現況記錄下來,如果您有買賣房屋需求、出租房管理,或任何關於矽谷房地產資訊

歡迎利用以下方式與我聯繫、預約看房

    • 電話 408-505-3003
    • FB/電郵:chienmingwei@gmail.com
    • 微訊:maggiechien002
    • LINE:chienmingwei
    • FB粉絲專頁:Maggie Chien-Realtor

     

 

 

 

 

 

 

2017 4月矽谷房市行情報告

請您動動手,到我FB按個讚,就能看到我即時分享矽谷地產市況

 

這周幫客戶下了幾個東灣、甚至北灣的offer,通通沒有拿到,歸咎原因「輕敵了!」

我以為房市只有南灣火熱,沒想到東灣、北灣都有十幾份offer的熱況,因為房價不高但是租金報酬不錯,也有許多現金買家在市場上獵房。

近幾個月矽谷房市熱銷,大部分的區域市場呈現搶房、房源從上市到進入合約日期明顯縮短、加價率急速竄升,除了 Los Altos 跟Palo Alto 加價率稍有緩息之外,其餘加價率繼續攀升,市場依然火熱。

請看下列不同城市的數據。統計期間為2016年5月到2017年4月,資料來源是MLS,請看圖參考最新市場成交數據與走勢變化。特別說明這些數據不分產品,包括Single Family, Condo, Town House的平均分析,部分區域跨Zip code,舉例來說Berryessa就有95131,95132,95133。

 

長條圖為上市到進入合約期間平均所需天數、折線圖顯示為平均加價率。

Sunnyvale
Sunnyvale     Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings
Campbell
Campbell   Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings
Berryessa
Berryessa Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 790 listings
SC
Santa Clara Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings
Cupertino
Cupertino Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 600 listings

 

RW
Redwood City Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 670 listings
E
Evergreen Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 810 listings
ST
Saratoga Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 350 listings

 

LA
Los Altos Time frame is from May 2016 to Apr 2017 Zip Code is ‘94022’, ‘94023’, ‘94024’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 450 listings

 

PA
Palo Alto Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 460 listings

 

Mountain View
Mountain View Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 570 listings

以上是市場趨勢大方向,房市經常因為學區、街道、治安、嫌惡設施(硬傷)有所區別,必須個案討論,如果您有任何關於矽谷房地產的問題想與我討論,請您與我聯繫。 謝謝

 

台灣人在矽谷買房

台幣兌換美金這幾天匯率特別好,今天還沒睡醒,就有客戶從台灣打給我,急忙問著近期房價與投報率。
嚴格來說,矽谷租屋投報率因為房價高漲,投報率已經不如往昔,但是相較於台北的房價漲幅、信心、租金報酬,還是非常好。矽谷有來自全世界的菁英與最賺錢的大公司林立,房子供應不足的情況下,房價近幾年依然節節攀升。
以下有幾個常問到的問題我整理如下:
(1)台灣人在美國可以買房嗎? 當然可以,但是要注意,如果在加州買房,賣房時需要繳交資本利得稅,租金收入也必須要繳稅。如果是外國賣家,賣房要先預扣18%房價,繳完所得稅才能放行。
(2)台灣人可以在美國貸款嗎? 基本上是不可以,必須要有至少兩年的美國工作兩年才能辦理正常貸款。有些華資銀行也做不看收入的貸款,但是要求一半的自備款、且利率很高,目前(2017年4月)最少在4.5%以上。
(3)需要飛來美國看房嗎? 最好需要,並且先聯繫銀行未來將有大筆資金轉帳需求,能否人在國外也能順利轉帳或電匯,確認沒問題之後再飛過來,以免到時候需要當空中飛人。
(4) 怎麼看房? 看房可以先利用Redfin、Zillow兩大軟體(手機可以下載、或直接使用該網站)看房,可以先與我聯繫後,告訴我價位,我可以告訴你需要專注看那些郵遞區號/區域的房子。 或是我可以幫您建立一個定期更新,從信箱就會收到我的資料。
(5) 怎麼買房呢?矽谷買房子需要投標,投標手續可以在海外完成,可以使用電子簽名(e-sign) 只要有信箱就能完成,不需付費就能完成。
(6)買房簽約,買房簽約如果能飛到舊金山在當地最好,如果不能,我們這裡的簽約中心會將文件寄送到您手上,您需要先到美國在臺協會AIT上網預約公證儀式,在預約時間抵達,簽完名之後原封不動將文件寄Fedex到海外。 如果人在舊金山,現金也備妥要買房,最快3~4天就能過戶拿到鑰匙,如果人需要在台灣簽名,大約需要14天的時間,就能過戶完成。
上述是最常見的問題,加州買房還有太多細節與厚厚一大疊的報告,所有手續跟英文文件,我都會解釋清楚再進行簽約與投標。如果您有興趣到矽谷投資,我們從美金40萬的小兩房公寓到百萬獨棟別墅、千萬元豪宅、商業辦公型產品都有,歡迎您到這個全球最具動力、最具全球創新資源的城市來置產。
值得一提的是,矽谷是長期投資型,不像亞洲的房地產,宣稱超高報酬,我們的投資是特質穩定、保值、美元資產,這幾項特色才是投資矽谷的關鍵字。
silicon-valley-season-2-animation.png

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
  • Office:19620 Stevens Creek Blvd. #280 Cupertino 請先預約

 

 

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。
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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)

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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↓

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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

 

 

 

 

 

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

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