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 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
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
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 listingsTime 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 listingsTime 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 listingsTime 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 listingsTime 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 listingsTime 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。
七月中旬,我幫客戶專賣了一間獨立屋(Single Family House)(註2),位於聖塔克拉拉市(Santa Clara),開車不到10分鐘,就能抵達未來的蘋果飛碟造型總部,周末兩天開放房屋(Open House)吸引將近百組人看房,40組人要了房屋檢查報告與屋主公開揭示的資料(Disclosure),開價104.9萬元美金的房子,最後超過130萬美元成交,加價率近乎30%。
另一則是Real Estate Transfer Disclosure Statement,屋主需要填表回答屋況。例如:「車庫開關有幾個?」「使用地下水還是自來水?」「房屋有沒有連結到公共下水道?」「有沒有冷氣、暖氣」、「跟鄰居的土地有沒有共用土地」,像是圍籬設在雙方土地邊界上,該房屋「有沒有任何二次施工?」或是「建築物改變格局的時候,有沒有遵循最新建築法規申請許可建造?」這些都需要誠實具體說明,因為所有的表格都是未來當交易產生糾紛時的引證。
除了這兩大必備的表格,依照聯邦政府、加州政府地產局、各在地縣市也有不同要求。像是1978年之前的房屋,屋主就須填寫油漆含鉛警示表(1978 Lead Based Paint Disclosure)、聖荷西(San Jose)的屋主則須提供「聖荷西街樹揭示」(City of San Jose Street Tree Disclosure Form ),以避免未來的屋主任意移除市政府財產。沒錯,綠樹是市政府的財產,不是想砍就能砍的。
這些制式表格也會依據時日新增跟修改,例如2015年加州大缺水,加州政府新規定賣房之前,屋主需換省水馬桶並填寫相關表格(Water-Conserving Plumbing Fixtures and Carbon Monoxide Detector Notice)。近年來,交易過程中的詐騙案件也時有耳聞,賣方提供轉帳須知(Wire Fraud Advisory)以達警示作用。
註2:美國房地產概分為三大類,獨立屋(Single Family House)指的是獨棟房屋並有土地持分,另外兩種為連棟別墅(Townhouse)與公寓房(Condo),多數不具有「個別 土地持分」,而以「共有」 的形式持分土地,因此需成立住戶委員會並繳交管理費。
註3:加州買賣房屋交易所需的公開揭示資料(Disclosure),需符合加州房地產經紀人協會, California Association of realtors(CAR)規定,不同縣市也有不同要求,交易流程中需要準備下列表格: CAR Real Estate Agency Relationships、CAR Real Estate Transfer Disclosure Statement、CAR Seller Property Questionnaire、CAR Agent Visual Inspection Disclosure 、Consent for Representation of More Than One Buyer/Seller、Water-Conserving Plumbing Fixtures and Carbon Monoxide Detector Notice、Water Heater and Smoke Detector Statement、CAR Lead-Based Paint (before 1978) Hazards Disclosure、CAR Seller’s Affidavit of Residency (FIRPTA)、CAR Market Conditions Advisory、CAR Statewide Buyer and Seller Advisory、Wire Fraud Advisory、Buyer’s Inspection Advisory、Seller Advisory,以及各縣市政府所要求的其他表格,才算是完整的報告。
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。
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
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。
Here is the latest market analysis by Maggie Chien. I just finished house market research about South bay, part of east bay and also Berryessa. Time frame is from Sep 2014 to Aug 2015. Postal City is Palo alto, Mountain View, Sunnyvale, Cupertino, Fremont, Milpitas, Berryessa. Property Type is Residential. Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Town house’.
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
”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