2018年5~8月矽谷房市行情報告

原來我的市況報告已經從月份變成季報(拍額頭)
實在是忙到沒有力氣寫文章啊!!這應該是我的客戶們可以完全理解,有消息立即通報、有房屋立即帶看、有事情馬上處理…客戶的事情優先,寫文章就先放一邊啦!
尤其是這個八月,我交了五間房,其中三間是中古屋,兩間去年跟著買家一起排隊的房子,可說是去年的業績在今年實現。而中古房交屋過程出了點意外不說,還幫忙另一組客戶找了一家子可愛的租客。雖然日子過得有點混亂,吃飯常常是在路上快速來個麥當勞或越南三明治就解決,但是這數字創下個人紀錄,似乎也忙得不亦樂乎,工作上帶來的成就與助人的感動,已經大大超越收入這選項。
我沒有請助理,凡事親力親為,為的就是希望客戶在細微處都能感受到我的用心服務,當然也要怪自己多多少少有點工作狂,然後放不下心把事情交給別人🙄
好久沒寫文章,今天難得空檔想聊聊市場概況,我日日看房不間斷,當然我不可能天天外出看屋,不過天天刷手機、查MLS看每天上市房則是專職經紀每日必做的工作。
這幾個月觀察市況的結果發現,市場上買家其實還是不少,有剛需但是面對利率高、房源少的結果,總是會稍有猶豫,市場從五月Memorial Day瞬間冰凍以來,七月在國慶日之後稍有回溫,九月也稍有熱絡回升的跡象,但是瘋狂搶購的情況已經不復見。市況緩解下來時,出手不若也不必像今年三月之前積極。
漲多整理是必要的,這一個月以來,建商的新房有適度調整價格,漲幅不如去年激烈,中古屋市價則有點亂,我幫客戶買的房子已經不是用今年的成交價,甚至用去年的價格買到房子,買賣雙方的拉鋸戰在市場上非常明顯,僵持不下的結果,只要有點耐心,這兩個月看來多是買方得勝,當然也有賣方選擇直接下市,再待好時機賣房。
如果有在看房的都知道,房屋一定不會十全十美,總有地方需要調整、修繕,市面上缺點越多的房子以前矇著眼搶購,現在則是好殺價,如果不是太大的缺點,像是電塔第一排、高速第一排等等,還是有機會用好價錢買到好房子的。當然每一間房的屋況、屋主、買家的組合都不一樣,結果也非常多元。
昨天為了一位人在台灣的客戶看了矽谷中心百萬以下兩房,看房人潮有點零星,listing agent甚至不諱言說,有offer就滿意啦,加價率預計不到5%。我也看了幾間高價位的房,看房人數寥寥可數,看來上市時間要繼續拖長,期待有緣人。
如果你已經準備好了,現在正是買房好時機,與其跟大家搶破頭,不如現在冷靜下來好好挑房子,讓我來幫你好好談價格。而有些去年進不去的區域,現在反而是機會晉升好地段!
來看看南灣近半年的平均加價率跟上市所需日(去化所需天數)吧,市況就在數據裡!
PA
Time frame is from Sep 2017 to Aug 2018 Postal City is ‘Palo Alto‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 460 listings
Time frame is from Sep 2017 to Aug 2018 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 Sep 2017 to Aug 2018 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
MV
Time frame is from Sep 2017 to Aug 2018 Postal City is ‘Mountain View‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 550 listings
CU
Time frame is from Sep 2017 to Aug 2018 Postal City is ‘Cupertino‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 350 listings
Cambrian
Time frame is from Sep 2017 to Aug 2018 Area Name is ’14 – Cambrian‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 830 listings
Santa Clara
Time frame is from Sep 2017 to Aug 2018 Area Name is ‘8 – Santa Clara‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 1,000 listings
Campbell
Time frame is from Sep 2017 to Aug 2018 Area Name is ’15 – Campbell‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 810 listings
Saratoga
Time frame is from Sep 2017 to Aug 2018 Area Name is ’17 – Saratoga‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 320 listings
Almaden
Time frame is from Sep 2017 to Aug 2018 Area Name is ’13 – Almaden Valley‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 400 listings
WL
Time frame is from Sep 2017 to Aug 2018 Area Name is ’10 – Willow Glen‘ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’, ‘Condominium’, and ‘Townhouse’ Results calculated from approximately 690 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

矽谷房產筆記/矽谷房市名產 免費售後回租

▲▼位於山景城的房子,已經年久失修,之前銷售時還要求買家免費修復並且免費回租七年。(圖/簡明葳提供)

▲位於山景城的房子,已經年久失修,之前銷售時還要求買家免費修復並且免費回租七年。

圖文/簡明葳

當了矽谷的房地產經紀人之後,才開始常見於台灣商業房地產的售後回租 (Rent Back) 竟然如此普遍,今年最誇張的是谷歌總部所在地山景城,9月有一間房子上市,要求買家修繕,並且提供免費售後回租7年,還有人買單了,在地產業界引起不少話題。

矽谷房市一直是賣方市場,今年市場溫度有增無減,市場上供不應求的市況,可說是讓買家人心惶惶,深怕買不起房。然而這樣的賣方市場,加上售後回租的優惠,儼然是史上未有的換屋好時機。

換屋時常見的選擇有「先買後賣」或「先賣再買」。在矽谷換屋,如果資金有限,「先賣後買」還是最好的選擇。通常決定要賣房之後,需要大概21天的準備期,包括確認產權無誤、賣家試算、上市時間評估、決定上市價格、打掃、需不需要Staging、房屋檢查、確認Open House的日期、最後是接受投標、談判回租日期等等。

▲▼現在是矽谷前所未有的賣房好時機,僅管學區不好或靠近高速公路等嫌惡設施,只要屋況佳,依然都有人投標搶房。(圖/簡明葳提供)

▲現在是矽谷前所未有的賣房好時機,僅管學區不好或靠近高速公路等嫌惡設施,只要屋況佳,依然都有人投標搶房。

多加利用 順利換屋

賣方收合約的時候,若有眾人出價,即可談判免費售後回租。一般來說,從收到合約到買家貸款完成,所需約30天,如果還能再跟買家要求售後回租,可以再加60天,賣家等於有90天的時間可以看屋、買房、投標、搬家,雖然這90天因為時間緊迫,讓人難免感到壓力,卻是最有效率的換屋方法。

馬上換屋的做法是實際的。因為沒有人知道市場上的最高點、最低點,在短期買賣的交易過程裡,可能的情形就是賣房買高、賣低買低,至少能在市場的波段中,減少「賣低買高」的損失。而大家理想中的「賣高買低」在其他城市可能等得到,在房地產市場瘋狂的矽谷,近幾年機率看來是不大。

▲▼售後回租對於從小房換大房的族群帶來極大的便利性,好好利用即可順利換屋。(圖/簡明葳提供)

▲售後回租對於從小房換大房的族群帶來極大的便利性,好好利用即可順利換屋。

簽訂合約

售後回租的起算日從交屋日 (Close of Escrow) 開始,如果買家使用的是自住房貸款(註1),多數銀行可以寬限原屋主(即之前的賣家)繼續住在房子裡60天。如果是投資房貸款、或現金交易,賣家就可以跟買家再談談售後回租的租約,租約越長即可減低後續換屋計畫的壓力。

售後回租的租約必須在交易時就由雙方經紀人談妥、立下合約,內容包括押金、租金、甚至免費回租。之前的賣家在交屋後已經變成房客,一定要給新屋主押金、並維護環境等。直到短期租約到期,新屋主也能在後續交屋時要求再檢查房子,若有任何屋況產生問題,就有權力扣留押金或要求限期改善。

售後回租期間,也可能發生糾紛,新屋主與租客之間的糾紛,地產法規上已經不屬於當初負責買、賣房地產經紀人的職責。惟在職業道德上,房地產經紀人還是會盡可能協商,達成後續順利交屋的目的。

註1:美國的自住房貸款利率比投資房低,如果不是買家親自住在房子裡,是不能承作自住房貸款。

 

本文同步刊登於ETtoday新聞雲

有換房計畫嗎?

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與問題

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

請同業尊重,每一篇文章都是我花了很多時間一個字一個字打出來的,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。

矽谷房產筆記/美國買房新鮮事

▲▼洗碗機需要使用專用洗碗精,才不會讓家裡變成泡泡屋。(圖/簡明葳提供)

▲洗碗機需要使用專用洗碗精,才不會讓家裡變成泡泡屋。圖(右)為洗碗機。


▲洗碗機需要使用專用洗圖文/簡明葳(Maggie Chien)

▲▼美國多數房子的洗手槽下方都裝有攪拌器,用來攪拌廚餘。(圖/簡明葳提供)

▲美國多數房子的洗手槽下方都裝有攪拌器,用來攪拌廚餘。

記得今年春天一個晴朗的午後,接到剛剛搬入新家的客戶急忙打來:「Maggie,我剛剛把碗盤放到洗碗機,啟動之後,整個地板都是泡沫,我該怎麼辦?你快點告訴賣家,我們家的洗碗機壞了。」

賣家的洗碗機我們交易日前才確認過,不太可能這麼倒楣吧!「冷靜一下,你放的是一般洗碗的洗碗精嗎?」「洗碗機必須使用專用洗碗精,是低泡沫成分,才不會把家裡變成泡泡屋。 」我的客人在電話另一端跟女朋友放聲大笑收場。

加州矽谷的地理位置與高科技產業關係,是一個移民率非常高的地區,根據2017年資料統計,矽谷總人口數約305萬人,其中高達38%約有100萬人是國外出生的移民。如果只看高科技產業,年齡在25歲到44歲的員工中,67% 是在國外出生的移民。

這些初來乍到的移民,跟著我在房屋買賣交易過程中,也發生了不少新鮮事。舉例來說,美國房子裡有太多新奇的「機關」,除了帶看房子,我也常常需要介紹一些大家不熟悉的家電用品。

關於洗碗機,還有不少鮮事,許多人總是認為洗碗機浪費水,洗不乾淨,許多家庭只把洗碗機來當碗架,其實根據不少報告,洗碗機反而省水。不少客戶經我勸說,才體會洗碗機是史上最大發明之一。

如果家裡沒有洗碗機,夫妻之間常有爭執誰來洗碗,這項偉大的發明,想必是大幅減少了許多家庭糾紛。而在家開Home party是住美國的重要社交活動,狂歡之後的殘局誰來收拾?當然是交給洗碗機。只要將碗盤面菜渣沖乾淨依序放入機器內、啟動開關,就能輕鬆搞定一件家事,所以幾乎戶戶都有洗碗機,但是要記得必須定時清理洗碗機的濾網。寫到這裡,一定會有人驚呼:「洗碗機有濾網?」是的,快去 YouTube 找影片看怎麼清理吧。

除了洗碗機,美國人的廚房還有一個廚餘攪拌器(Garbage Disposal),也有人稱之為「鐵胃」,就裝在廚房洗手檯的排水孔下方,功用是將廚餘攪拌成屑,以便排入汙水道。

▲▼美國多數房子的洗手槽下方都裝有攪拌器,用來攪拌廚餘。(圖/簡明葳提供)

▲美國多數房子的洗手槽下方都裝有攪拌器,用來攪拌廚餘。

當我帶看房子的時候,經常有人誤觸開關,一陣轟轟聲響,嚇得買家趕緊關閉開關。其實這個攪拌器使用上也有點技巧,這台機器都能並不能輕鬆應付所有的廚餘,常見的果核、蛋殼、完整的檸檬皮、塑膠袋都要小心不能絞入。

最常見的是經常有人絞入湯匙,開啟後會發出驚人響聲,我的客戶不小心絞入過小孩的玩具,只見磨出一陣白煙,機器故障。而使用上最好一陣子就用鋼盆、桶子裝大量的水沖洗,同時開啟開關,定期清理,也能避免累積過多細小的廚餘而發臭。

此外,不管是買賣房屋、或是將房屋出租,煙霧警報器與一氧化碳偵測器是必備的設置,目前最新的設計已經裝有十年環保電池,但是不少舊型裝置需要定期更換電池,如果沒電時,會不定時會發出滴答聲響,提醒家人需要換裝電池。我曾聽說有人被這聲響嚇壞了,不知這莫名聲響何處來,還誤以為家裡有鬼,其實只要換上電池就好啦!很多人則是將電池直接拆掉不理會,煙霧警報器與一氧化碳偵測器可是救命的安全裝置,還是要謹慎一些。

▲▼煙霧警報器與一氧化碳偵測器是居家必備的安全救命設置,需定期更換電池。(圖/簡明葳提供)

▲煙霧警報器與一氧化碳偵測器是居家必備的安全救命設置,需定期更換電池。圖(上)圓圓小白點為煙霧警報器與一氧化碳偵測器。

美國因為排水道的特殊設計,可以直接將一般衛生紙丟入馬桶,卻有不少人使用面紙,最後造成嚴重的堵塞,找上通水管工人,一次可要付上幾百塊美金。不少移民習慣在自己的國家的習慣帶到美國,像是把鞋子放在門口、在公共區域晾曬衣服,這也與當地習慣不同,常遭鄰居側目,或是被社區管委會勸告、開罰單。這些異地生活習慣需稍加注意,可以減少許多後續的煩惱與金錢上的損失。

移民的異鄉生活已經不是一件簡單的事,在他鄉成家更是需要面對種種挑戰。買、賣、修房屋的過程裡,處處都有新體驗,讓人感到時而驚嚇、時而有趣,願大家在異鄉打拼的日子裡,面對困難都能從容以對、迎刃而解。

作者簡介

簡明葳(Maggie Chien),前《自由時報》、《蘋果日報》房地產記者,現居美國加州矽谷擔任房地產經紀人(REALTOR®),專職買、賣、管理矽谷地區的房地產也不忘寫字。部落格https://mingweichien.wordpress.com/ 

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

My Listing!! 1089 Tekman Dr SAN JOSE, CA 95122

這是我本周上市的一個Listing,

地點很好,就在Tully Road旁,開車三分鐘就可以上101,算是鬧中取靜的好區。

這個Condo距離Kelley Park/Japanese Friendship Garden日本公園, Sharks Ice, and San Jose Giants Stadium. 開車到獅子城 Lion Supermarket, Grand Century Shopping Center and小西貢 Walmart都在六分鐘左右.

這間房子不像其他1B1B,還有一個餐廳的位置跟小陽台。歡迎來參觀!This home offers a quiet and serene lifestyle. Excellent for first time homeowner or investor. Open-house this weekend, on December 12th/13th, 19th/20th from 1:30-4:30 PM.

Call me if you have any questions!

https://www.redfin.com/CA/San-Jose/1089-Tekman-Dr-95122/home/1616380

We welcome other sellers!

We make all the necessary research to sell your home at the right price!!!

  1. We order all the required documents for you to sell your home*.
  2. We prepare all the Seller’s disclosures for you to sign.
  3. We design and print color flyer at no extra cost to you.
  4. We pay to advertise open house for your property on major local newspaper or websites or to order virtual tour per your request.
  5. We open house for you every weekend until it sells.
  6. We can help your buyer obtain mortgage and get your home to be sold smoothly.
  7. We review all offers with you together and negotiate to get the possible best deal.
  8. We go through the entire escrow period; help you avoid problems.
  • We coordinate for you with all transaction-related professionals and inspectors.
  • We make sure all legal documents signed by both you and Buyer.
  • We follow through the escrow until it’s closing.
  • We will reimburse house cleaning & yard clean up cost after closing.

*Inspections performed by qualified inspectors will be charged on seller.

**We urge you to list your home on MLS for more prospective buyers/agents seeing your property. Usually 2.5% or 3% of sales price pays buyer’s agent.

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!

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

認識 Maggie Chien

灣區專職經紀人

Maggie曾在台灣當過九年的財經記者,蘋果日報房地產中心(地產王&家居王)、自由時報財經中心房產線總資歷長達七年。我在台灣採訪過數千間建案,在矽谷從2015年開始取得Realtor執照、2019年取得Broker執照,這五年來看房歷年達千間以上,讀過數百個報告,買過數十間房,管理十幾間房地產。

在矽谷買房子,是一個充滿挑戰的過程。我能提供試算服務、貸款諮詢與轉介、為您挑選適合滿足您需求的房子、一同看屋、一起挑戰競標的過程。我們將逐條念過合約內容,下標之前我會誠實地揭示屋況、屋主詳細情形、報告,而後續的交屋、租屋、修繕、改建等諮詢都在服務範圍之內。

關於賣房,房價評估、市場分析、修繕建議、上市時間建議、Staging評估、風格挑選、行銷方式分析、海報、Post、媒體推廣、行銷媒體選擇、挑選offer輔助,後續交屋,都是我擔任賣房經紀人時的職責。

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 (如未接聽請留言)
  • 電郵: mingwei@kw.com
  • LINE: chienmingwei

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


I am a California realtor/broker associate in the Silicon Valley, currently working with Keller Williams Realty.

I have always had a passion for Real Estate.  As an Editor/Journalist in Taiwan, I had written hundreds of news articles covering Real Estate and Interior Design.  After moving to the SF Bay Area in 2014, I followed my passion and embarked on a successful career as a Real Estate agent/broker.

For my buying clients, I understand home ownership is a big part of the American Dream and I will help you to achieve this goal with logic and data:

–          Find/compare/verify the house of your need

–          Review all property inspection reports, seller disclosures, permit history, HOA docs, etc. with you

–          Explain all contractual documents to help you make the strongest offer with confidence

–          Share a buyer’s only checklist with you prior to making an offer

For my selling clients, I understand it can be a very stressful process determining when to sell, how to price and market the house.  I will greatly reduce your burden by:

–          Thorough analysis on market condition, timing and price

–          Prepare all documents and escrow account

–          Touch up/renovate the house with my team of contractors

–          Showcase the house with professional staging

–          Advertise and conduct open house

–          Review and select the strongest offer with confidence

Cell Phone  408-505-3003

FB/email  mingwei@kw.com

Wechat  maggiechien002

LINE  chienmingwei

Like my fans page to follow the latest real estate news:Maggie Chien