A******s
发帖数: 288 | 1 【 以下文字转载自 Investment 讨论区 】
发信人: AAATexas (TnT), 信区: Investment
标 题: 对houston的投资房一些看法 (转载)(也适其它地区）
发信站: BBS 未名空间站 (Fri Jun 22 14:03:50 2012, 美东)
发信人: AAATexas (TnT), 信区: Texas
标 题: 对houston的投资房一些看法
发信站: BBS 未名空间站 (Thu Jun 21 23:07:37 2012, 美东)
近来买了一些投资房，并恢复了我的房地产执照。 许多人问我投资房的问题，在这谈
谈我的投资房的经验，供大家参考，欢迎补充和纠正。
以往大家认为屯子里不宜投资房产，因为地税高，房价不太涨。 但现在很多人贷不到
款，只能租房。屯子里的油公司和油服公司都在招人，很多人从外地搬来了，致使屯子
里的房租和房价都在涨。
1. 时机：价格好的房子任何时候都可能会找到，但大批价格好的房子同时在市上的
机会不多。上一次全美的机会是在1990左右的saving and loan 危机，现在也是一次。
这次最好的时间是前两年，但现在也为时不晚。现在屯子里还有不少法拍（
foreclosure）和short sale房，价钱常很好。买这类房还是有些技巧的。
2. 买啥样房子：投资房价格最好在200K以下，一般月租要在房价的1%以上为好，
150K房子要租1500以上。一些好区会达不到，但也没关系，好区房价好涨，只要房租不
要太低，可以升值来弥补房租。好区的投资房价格上限可以上调，但不要太高。随着房
价上涨，200K的上限也会上调。房子类型以single family为上, town house次之,
condo为下。Single family有院子维护的问题，但是yard work一般由房客维护。Town
house，condo 的maintenance fee高，会降低效益。但loop内和loop旁的房只有Town
house，condo的选择了。有些朋友买很便宜的房子，然后参加政府的Section 8
program （政府补助低收入家庭的），如果胆大，也可考虑。投资房不要太老，否则修
理多，投入的人力，精力都会很多。
3. 贷款： 前几年银行在房地产贷款上亏了很多钱。 因此在房地产贷款上卡的很严
。 投资房须要25% - 30% down，且还要qualify。有些银行对投资贷款还有更多的要求
，如更高的保险的要求等。如房子便宜，有现款，可以用现款买， 这样房子可以很快
过户，对卖方有很大的吸引力。常见到一些房子多次上市下市也过不了户，就是买方贷
不下款。所以贵房子贷款（利息低，用别人钱赚钱- leverage），便宜房子可用现款买
。现款买房后六个月或一年可再用此房贷款（六个月可贷买价的75%，一年可贷市价的
75%），但要再付一次closing cost。
希望这些对大家有帮助，也欢迎大家一起讨论。
斑竹是不是可以考虑发个包子，以兹鼓励！ | m******e
发帖数: 2515 | | A******s
发帖数: 288 | 3 HOME BUYERS KEEP THE HOUSTON REAL ESTATE MARKET HUMMING IN AUGUST
Demand for homes accounts for the greatest one-month sales volume in five
years and drives housing inventory to a 10-year low
HOUSTON — (September 21, 2012) — August marked the 15th consecutive month
of positive home sales across the greater Houston area, with single-family
homes selling at the greatest one-month volume since August 2007. Buyers
gobbled up enough properties to drive inventory down to a level last seen
more than 10 years ago.
According to the latest monthly data prepared by the Houston Association of
REALTORS® (HAR), single-family home sales jumped 20.0 percent compared
to August 2011. Contracts closed on 6,600 homes in August, sending inventory
falling to 4.9 months.
"August rounds out an extremely prosperous summer for the Houston real
estate market," said Wayne A. Stroman, HAR chairman and CEO of Stroman
Realty. "As we saw in July, homes sold well in every pricing category, but
particularly the higher end, which contributed to another boost in home
prices. Further growth in local employment and low interest rates continue
to make Houston attractive to home buyers."
The single-family home average price increased 4.0 percent year-over-year to
$224,464, the highest level for an August in Houston. The median price—the
figure at which half of the homes sold for more and half sold for less—
rose 3.8 percent to $165,000, also a record high for an August in Houston.
Foreclosure property sales reported in the Multiple Listing Service (MLS)
declined 4.2 percent compared to August 2011. Foreclosures made up 16.8
percent of all property sales, which is consistent with levels observed over
the past few months. The median price of August foreclosures was flat at $
80,000.
August sales of all property types in Houston totaled 7,814, a 20.5 percent
increase compared to August 2011. Total dollar volume for properties sold
during the month leapt 26.3 percent to $1.7 billion versus $1.3 billion a
year earlier. |
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