你是首次購屋的買家嗎?你知道什麼是房價評估報告嗎?

我們発現首次購屋者経常會忽略了這項在房屋買賣過程中極為關鍵的部份- 保障買家所支付的金額是合理的價格。

原文: David S. Bunton, ContributorPresident, The Appraisal Foundation

在美國置產是許多人的美國夢,但這対從未買賣過房子的人而言可是一個不算簡單的任務。我們発現首次購屋者経常會忽略了一項在房屋買賣過程中極為關鍵的部份就是房價評估。可知道這個項目的重要性是確保買家所支付的金額是合理的價格。

下面就是針對房屋價格評估過程所做的簡單介紹,希望対於首次購屋的您能有所幫助,並能夠順利買到心中夢寐以求的居所。

什麼是房價評估?

這是個看似簡單的問題,但對於首次購屋者而言往往並不清楚為何要有此項目,也不了解房價評估対整個購屋程序所產生的影響。房價評估綜合所有房屋相關的數據,最近數月市場的交易記錄及房子本身的狀況,經由客関和公正的分析,所提出対房屋價值的估算。目的是在反映房子本身的市場價值,而非設定其銷售的價格。在很多情的況下,房價評估可有助於防止買家支付過高的房屋費用。雖說評估房屋價值的方法有很多種,但專業的房屋評估將為您提供最客觀和公正的價值判斷,因此任何的房地產交易只要有涉及25萬美元或以上聯邦保險金融機構提供的貸款,房價評估就成為必需的項目。

誰是評估師?

評估師是由獨立公正的專業人士,在取得其工作的州所獲得的許可或認證後擔任。一個合格的評估師需要通過完整的教育訓練和考試,並在該領域擁有豐-富的經驗。他(她)必須遵守任何州的監管法規,並遵守由評估基金會制定的美國房地產評估師的國會授權標準 – 專業評估實踐統一標準(USPAP)。他們還需要完成持續的教育課程,以確保他們了解評估的方法和技巧,並且因應新的技術與市場的變化。所以一個專業的評估師需要不斷的培訓和吸收專業知識。

評估師如何確定房屋價值?

請記住,評估師的工作並非替房屋設定銷售的價格。 相反的,評估師是替房屋本身提出可靠和信賴的價值。 經過専業訓練,評估師可以從各種影響房屋價值的因素進行評估,包括房屋的大小,位置,狀況,年齡,質量等。 評估師也會根據近期可比較物業的銷售情況進行評估,以獲得最準確和客觀的房屋價值。

如果我認為我的評估不准確怎麼辦?

當您接到您的評估報告時,縱使您對收到的評估感到不滿意,請你以客觀的態度來面對,觀察是否有具體的事實可以申訴 。 假使發現有明顯的跡象顯示所做的評估不完整或不准確,那麼您極有可能可以申訴。 例如,估價師沒有記錄您家中的第二個浴室,或是使用不適當的對比物業銷售資料或模糊描述均可造成申訴的條件。

如果您認為所得到的評估不准確,您應立即與您的貸款機構聯繫。 如果確實存在重大錯誤或您懷疑有不法的情事,您應該向您所在州的監管機構或通過評估小組委員會的評估投訴熱線(http://refermyappraisalcomplaint.asc.gov/) 提交投訴。

購買房屋,尤其這是您的首次購屋時,了解房屋評估以及其他的購屋知識對於是否能夠順利的完成交易至關重要。 希望上述信息能夠增加您對購屋流程的了解並能成功的成為一位首購屋主。

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2019 Economic Outlook: Residential Growth of a Quiet Sort

In most areas, sales and price appreciation will remain steady.

Source: 2019 Economic Outlook: Residential Growth of a Quiet Sort

January – February 2019 | by Robert Freedman
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Source: NAR Research

Despite rising interest rates and weakening buyer enthusiasm, continuing economic gains mean 2019 will look much like 2018 regarding the strength of the residential market, NAR Chief Economist Lawrence Yun predicts. “It’s going to be more of the same, in terms of growth,” he says.

A wild card is the growing threat of recession fueled by a trade war with China and other countries, but it’s too soon to see how that plays out. “Stock market volatility caused by talk over a trade war is not good,” Yun says. “But economic fundamentals remain strong and should stay that way if normal trade patterns continue.”

Home sales, combined existing and new, are expected to increase a little less than 1 percent, from 5.97 million to 6.1 million. Helping to drive the increase are gains in new-home sales, from 623,000 to 690,000, as builders accommodate the country’s growing population. “Builders will build just because of the accumulated pent-up housing demand over the years from the rise in population,” says Yun.

He’s forecasting starts to rise from 1.26 million to 1.32 million, helping to ease some of the housing shortages that have plagued many markets in the past several years. But the relatively smooth rise won’t be felt evenly across price points and housing markets. Shortages for homes at lower price points will persist, which is the segment where demand remains strongest. That will keep upward pressure on prices, adding to affordability woes for first-time and moderate-income buyers. Inventory shortages have been less of a problem with higher-end homes, so price gains will be slow compared to what’s happening with lower-cost homes.

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On the commercial side, practitioners specializing in leasing and property management will continue to do well. The economy is generating a wide range of jobs, keeping upward pressure on demand. But commercial specialists involved in investment transactions will need to be careful. Rising interest rates and a similar rise in cap rates will lead to some shaving in property values. The transaction volumes of properties valued at $2.5 million and above have already started falling. Investment deals in markets outside big urban centers are holding up better and should continue to stay solid. (See Commercial Trends charts.)

Two markets that can expect a strong boost in property values, both residential and commercial, are Arlington, Va., and Queens, N.Y., which are the newly named locations for online retail giant Amazon’s headquarters expansion. Property owners should benefit as the areas see an influx of highly skilled, well-paid employees. But Amazon’s arrival will force local rents to rise, which will hurt other workers whose wages are lagging.

Tax Law Impact

Also dampening price gains of expensive homes are changes to federal tax deductions enacted at the end of 2017. The Tax Cuts and Jobs Act lowers the cap on the mortgage interest deduction from $1 million to $750,000 and also places a $10,000 cap on state and local tax deductions. Those caps could cut into the tax benefit for many owners of costly homes, especially if they’re in states with high property taxes. Increases in the standard deduction mean that fewer owners will be opting to itemize their deductions any way.

Yun says in pricey markets, like some suburban areas of Chicago, owners are starting to have trouble finding buyers who don’t want to put a lot of money into a house if they can’t fully deduct property taxes. “We have to wait for actual data to come out, but anecdotally, the tax law might be playing a role in slowing sales of upper-end homes,” he says.

Look for price gains to slow in once-hot markets like Denver; Seattle; Austin, Texas; and the San Francisco Bay Area. Costly bedroom communities in high-tax states such as New Jersey, Connecticut, and Illinois could experience price reductions. Outside of these pockets, prices are expected to show the same modest gains as those of the last few years, so look for existing-home appreciation of 2 to 3 percent in 2019 overall.

Yun sees interest rates continuing to rise moderately, from about 4.8 percent at the end of 2018 to 5.5 percent by the end of 2019. But because builders are stepping up starts and the broader economy is expected to stay on a steady upward trajectory, the rise in interest rates shouldn’t have a dampening effect. Look for the economy to grow 2 percent and job gains to remain solid at 1.5 million.

It’s not just the solid economy that will keep housing on an even path, Yun says. Mortgages over the past decade or so have been among the best-performing ever, thanks to solid underwriting by lenders. As a result, delinquencies and foreclosures are expected to remain low.

“Housing remains our nation’s best and safest wealth builder over the long term,” Yun says. “The market this year will not be exciting, but it will be solid and in positive growth territory. Only in previously hot markets will we see some slowdown, and that is not a bad thing, because it will help put prices more in line with people’s ability to buy.”

How Tariffs Could Trickle Down to Your Kitchen Remodel

Original article by Inti Pacheco @ wsj.com

The U.S. has agreed to suspend a planned January increase in tariffs on $200 billion in Chinese goods to 25% from 10%, as the two sides negotiate on trade. But tariffs are already having an impact in kitchens across the U.S., and the truce isn’t expected to soften the blow.

Just about every material you’d need to remodel a kitchen is now subject to the earlier round of tariffs. Many U.S. vendors import the majority of their materials from China. Flooring, cabinets, countertops, sinks, refrigerators and lighting fixtures are on the list of imports from China that now have a 10% tax, as are many of the materials used to make them, from plywood and quartz to stone and granite.

Companies across the construction supply chain have tried to mitigate the impact, including by looking for alternative suppliers in neighboring countries like Vietnam and Cambodia or loading up on inventory in the event that the tax jumps to 25% in January. But many say they have had to raise prices to offset the effects of tariffs. American suppliers are now raising prices as well, as tariffs on foreign products have boosted demand for theirs.

Companies say prices will remain elevated even if the U.S. and China reach a trade deal in which Washington would hold off on future tariffs.

The Wall Street Journal spoke to manufacturers and distributors of the various components of a kitchen to assess the added cost of a remodel. We based our price increases on interviews with individual vendors. For the percentage of the budget that each piece of the job makes up, we used a cost calculator from KitchenCraft Cabinetry, a subsidiary of MasterBrand Cabinets Inc., based in Jasper, Ind.

What’s BMR and who can qualify?

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I have been asked many times for a question about low-income housing or BMR, such as, “What’s BMR?” or, “Who can apply?” As I have recently helped a client purchased their home under the BMR, here’s an explanation of the program, and how to prepare for the application.

BMR (Below Market Rate) is a homeownership program that provides housing to low and median income families. Therefore, there’re sets of rules such as annual income, assets, first-time home buyer, credit score, debt to income ratio, and homeowner occupancy, etc. Only a household meets those requirements will be considered for the application. The price for this kind of home doesn’t depend on the comparable sales around the neighborhood, but it depends on AMI (area median income). Due to the high demand and low supply, multiple-offer is a common situation in this kind of listing. The BMR house usually has a fixed sales price, which means no overbidding is allowed even in the multiple offer situation. This creates even more challenges to the homebuyer, as no one can offer a higher price to win over the competition. Therefore, to work with an experienced real estate professional on the BMR property is essential.

The process of the BMR purchase is also different than the regular home sale. First, the homebuyer needs to download an application packet from the city website and review the qualification requirements. Second, the buyer needs to work with a lender to get pre-qualified to purchase a home. Please note that the potential financing must meet the city’s requirement. The homebuyer will complete a mandated first-time homebuyer class. Then, work with the real estate agent to find a desirable home for sale, prepare the offer, and submit it to the listing agent. After the offer close date, the city will request a copy of the ratified contract from the seller/listing agent. If the offer is selected to move forward with the seller, the buyer will need to submit a BMR homeownership application to the city’s housing division. Be sure to include supporting documentation for income and asset verification. The city will review the application and qualification materials and determine the eligibility within 10 business days of receipt of completed application. Once it’s qualified, all adult members of the approved household must schedule an in-person consultation with city staff to discuss resale restrictions and ongoing requirements. After the interview, city staff will prepare escrow instructions and submit them to the escrow officer. Buyer will sign the appropriate documents at closing.