Many people on the Internet talk about matters needing attention. Some of them have no actual combat experience or lease management experience, but they are just talking in general terms. Practical considerations for buying a house in America;
First, matters needing attention in housing selection
A. Precautions for house price: Choose the house according to your own preferences and requirements. You can find a house in zillow and trulia first. First of all, we must determine our own conditions, such as housing prices. For example, if you want to buy a house in Los Angeles, the price of a good school district in Los Angeles is generally 800,000 to 6,543.8+0,000 US dollars, and that in San Marino is about 6,543.8+0.5 million US dollars, so you should know the price. We met a lot of people. It is impossible to buy a house in a good school district in Los Angeles for only $300,000. Therefore, it is necessary to find out the housing prices of various cities, which can be seen in the White Paper on American Housing Prices of Stars and Stripes Real Estate.
If you are not sure about the city you want to buy a house, go to zillow and trulia to see the houses in each city, with figures such as price, area, quotation and school district.
The house price depends on the surrounding house price and the historical transaction price. This shows the true and false prices of some houses that have been rented for 2~6 years in China. For example, some buy it for $2,000 and sell it to customers for $80,000, saying that it is a chartered car for two years, with an annual net income of 7%. There is a huge difference in historical house prices, and the surrounding house prices are around 2,000, which is a big loss to buy 80,000 yuan.
B. Precautions for renting a house: In addition, renting a house is generally aimed at the whole community. Houses in the whole community in the United States are bought and the price is very low. Must be a ghost town in the black area. Because there is no way to rent it for a long time, we use charter to solve it.
And take advantage of the ambiguity of the charter. The essence of chartering is good rent, that is, ensuring good rent, that is, being sure of good rent. According to this wish, the house should be rented in 100. So this is the opposite, so general charter flights are not worth buying.
Some big developers in America and Europe have already chartered, but it is normal that their rental returns are very low. Big developers and brands can't give a net rental return of more than 6%, usually 4~5%.
C. Precautions for school districts: The school districts above zillow should pay the most attention. Many people think it is a good school just by looking at 9, 10. This is a misunderstanding. 9. The score of10 is relative, not absolute. It is evaluated by parents and compared with local and school expectations. For example, schools in Atlanta 10 are generally not as good as those in Los Angeles with 9 points. The score of 10 is the parents of local students in Atlanta. I think it's ok, but this school has exceeded expectations. So the parents gave 10 points. Many real estate agents don't know this, because they are only a city in the United States, so their horizons are narrow.
D, population considerations: you can't buy it in the black area. The way to check the population is to search the postal code of population movoto on Google. Movoto is a famous American population website, which includes information such as population, income, vehicles, age of each zip code, etc. The population is white, black, Asian and so on. Generally, 60% of whites are considered as white areas. This method is the original creation of Star Strip Real Estate. If the house that sells tens of thousands of dollars in China is in the black zone, you can't buy it.
E. Precautions for roofs: Generally, American roofs need to be repaired within 15 years. So when choosing a house, even if you buy it in an old city like Boston, you should pay attention to the roof problem. If it is not written on it, you can ask the broker, and let the broker ask the seller's broker or the seller.
F, notes on orientation: Because many photos of houses are facing the front, it is impossible to judge whether they face south or north. This can be a satellite map or a bird's eye view. Choose a house and you can have it. People in China generally like to face south. Although many houses look good, many in the United States face west, so you can't buy them just by photos. If the broker or domestic salesperson has never been to the United States,
G, Feng Shui Precautions: Americans don't have the concept of Feng Shui, and they don't care so much about orientation. One has a dryer. No way. The clothes are hanging outside. However, people in China have geomantic concepts such as rushing to the road, facing south and facing back. Many people only look at pictures when buying a house, which may not be to China people's taste. This depends on whether the broker is on-site to see the house and whether he is responsible.
H. Matters needing attention in the community: When choosing a house, zillow and the brokerage website generally have property fees. If the property fee is high, the community is generally more noble. Try to buy a better community at the same price. Some communities have 24-hour security, and some communities are free to enter. When choosing a house, the community should figure out how to choose.
1. Precautions for property tax: In the United States, some cities adjust property tax every year, and some adjust it once every few years. In the subprime mortgage crisis in the United States, house prices fell, but the property tax in many places changed little. For example, a $654.38 million house has a property tax of $2,000. The property tax in general places in the United States is 1%, except California, new york, Texas and Hawaii, where the property tax is 0.24%, which is generally 1%. So the value of this house price before back calculation is $200,000. Property tax is estimated by government officials. According to the house and land, it is estimated that.
Many people say how terrible the property tax is. It is said that every year 1%, 100 years later, I will buy a new house. This calculation is wrong. First of all, 100 experienced inflation, and the currency depreciated more and more. It is impossible for the dollar to never depreciate at 100. Secondly, house prices will change. /kloc-in 0/00, the house price may rise from 20,000 USD to 300,000 USD. In many parts of the United States, the house with 65438+20,000 dollars in 0930 is now more than 300,000 dollars, and some are higher.
The property tax in the United States has boosted housing prices. Look at the American property tax in Lang Xianping. Property tax is used for community renovation and school teachers, not for corruption.
Second, housing matters needing attention
A. Surrounding environmental matters: including shopping, schools, facilities, greening, communities, residents, etc. Many people in China want to buy a supermarket in China, which needs to be agreed with the broker when looking at the house to see how far it is from the house. The specific situation of supermarkets and shopping centers in China. Some communities have swimming pools and tennis courts, and some high-end ones have golf courses.
B, school precautions, if children go to the United States to study, the Stars and Stripes real estate suggests that parents and children go to school together to see, but also personally experience the school atmosphere to see if it is suitable for children, whether children like it or not. We noticed that parents made the decision to choose a school for their children. Whether children like it or not, they come according to their own wishes and preferences.
In addition, there is a new trend, that is, parents don't want their children to study in Los Angeles, because there are too many China children in Los Angeles schools, which are a bit like international schools. So they all moved to the northeast or Houston and Atlanta. Because they don't want to just let their children get into good schools, what's more important is to integrate their children into American upper class.
C. Precautions for the house itself: American houses have garages. Pay attention to the slope of the garage. Many houses have a steep slope, which can only be known by looking at the houses. It also depends on the thickness of the floor, toughness, old and new, whether the door switch is convenient, and whether the living room is tall. People in China should pay attention to this. Whether there are holes in the carpet, and whether the refrigerator, dishwasher, cooker and running water in the kitchen are easy to use. The brightness of the lamp. Be sure to pay attention to the air conditioner, turn on the wind direction and see the cooling and heating efficiency. The electric fan in the room should also be turned to see if it is loud. There is a toilet, a shower and a fish tank in the bathroom. The roof is also a major problem. It usually costs thousands to tens of thousands of dollars to repair it again.
Looking for termites. Termites are generally invisible to the naked eye. Need to buy a house after the quotation of the special inspection report of the house inspection company, whether there are termites on it.
Three. Problems that should be paid attention to in the quotation of house purchase
A. Precautions for quotation: Under normal circumstances, the quotations of big American developers are relatively formal. Some domestic companies, in the above-mentioned price fraud, said they would increase their prices, and their quotations were irregular. A customer came to us, and the result was a very vague offer, and the words could not be read clearly. This is that the intermediary is cheating. They sign the real quotation and then use it against domestic customers. Quotations in the United States are generally 10~20 pages, with dozens of pages, which are almost as clear as domestic textbooks.
The residential quotation shall include the names and contact information of the buyer's agent, the seller's agent, the transfer lawyer and the seller, including telephone numbers and e-mail addresses. Many domestic intermediaries can be forgiven for not giving this information, because China people like to skip orders. But at least there must be the contact information of the buyer's agent and transfer lawyer and the name of the seller, and at least know who is the agent, who is the transfer and who is the seller. If you don't have complete information about this, be careful.
B. Precautions for the regret period of the offer: See the specified time of the regret period above the offer.
Generally speaking, the house's termination period is 7~ 10 days, which is the unconditional termination date stipulated in the quotation. Take the standard quotation in Atlanta, Georgia as an example, which reads as follows:
The property sold is subject to a 7-day due diligence period from the effective date of the agreement.
A the buyer has or has not received a GAR manual entitled "Protect yourself when buying a house".
B the buyer has received or hasn't received a GAR manual entitled "knowledge of flood hazard areas that the buyer should know".
And flood insurance ".
Note that the purchase contract of every state in the United States is standard and unique. Any difference is illegal. That's someone else messing around.
For example, if the date of your quotation is 10, you can go back on your word before 17 unconditionally. Even if the seller says he accepted the offer, he can go back on his word. Some companies say that the seller has accepted the offer, and it is wrong not to buy the deposit or refund it. It seems quite reasonable. In fact, if it is in the period of repentance, the deposit will be embezzled by brokers and intermediaries. I have seen some companies do this to scare customers. Someone called me and said it would affect my visa in the future. Because this practice is too black-hearted, it must be pointed out
If the regret period ends, such as 18, you say you don't want to buy it, and the seller accepts the offer, then the deposit will be deducted.
If the seller does not accept the offer, the deposit can also be refunded.
It is also very important that the quotation of the house must have the names and contact information of the buyer's agent, the seller's agent, the transfer lawyer and the seller. If not, there is something wrong with the quotation given by the intermediary. You can sue the agent or broker. If it is completed, you can call or email directly to ask the seller whether to accept the offer.
Many domestic companies don't give them contact information. Some of the reasons are that China people like to skip orders and think American products are good. Do you know that this kind of quotation without the contact information of the above four people is illegal, so this kind of broker is immoral.
So you need to look at the regret period of the quotation you filled in and the contact information of the seller.
C. Matters needing attention in price negotiation: This piece depends more on the integrity and responsibility of brokers. Generally speaking, there is still room for counter-offer in American housing prices. Responsible brokers make many counter-offers, and irresponsible brokers set the price early in order to close the deal early. Even if someone goes to the field to see the house, it may be out of control. Generally speaking, the counter-offer space is 5%, which means good house. The average house is 5~ 10%, so many houses, unlike Silicon Valley in San Francisco, can only be bought at a high price (in the summer of 20 14), which is negotiable.
D. notice of transfer fee: in the process of price negotiation, many people will talk about transfer fee. Transfer fees in the United States is made by the buyer, and many people misunderstand that it is made by the seller. Because it was not the seller who transferred the ownership, but the buyer's transfer lawyer went to the government department to transfer the ownership, so transfer fees was the buyer. Why are some transfer fees sold by sellers? For example, a house costs $380,000, and the buyer counteroffers to $340,000, and the seller says $350,000, including transfer fees. Will the buyer like it? If the buyer is willing, the deal is made. So the transfer fee is paid by the seller. But in fact, the wool is still on the sheep and actually belongs to the buyer. Only bestsellers will do their own accounting. They all think that China people are rich. Who will you kill if you don't kill them?
E. Precautions for remittance: remit money to the account of the transfer lawyer or company. This account is frozen, just like Alipay, guaranteed by the American Bar Association. Don't remit it to brokers or domestic intermediaries. American banks will only give the house money to the seller if they get the buyer's transfer authorization and complete materials.
When remitting money, be sure to indicate the address of the house and the name of the buyer. As long as you don't prompt or remind, you should pay attention and don't waste money. You can use other people to remit money, and still indicate the address of the house and the name of the buyer.
F, "Inspection Report" Notes: When buying a house, there must be a "Inspection Report", usually ten to dozens of pages. The purpose of this report is to take pictures and explain the bad places. So many photos of new houses are not good. As long as it is not a big problem, it is acceptable, because many houses that look magnificent in appearance and interior are also tested by professional third-party testing companies. They must check the problem. The cost is generally 200~800 dollars.
G. Precautions for insurance of brokerage companies: Apart from the brokerage companies with detailed eyes and ears, some customers require small and medium-sized companies to provide the insurance coverage of brokerage companies, that is, what should the buyer do if this broker cheats? For example, a customer in Los Angeles told us that a friend had been cheated in buying a house in another company before. Then the company will pay for it. For example, if you buy a house of $654.38 +0.5 million, it is not enough to have the guarantee of $654.38+0.00 million, and you can only pay $654.38+0.00 million. Therefore, brokerage companies in Los Angeles generally require a guarantee of $2 million.
H. Matters needing attention in rental management: In the United States such as Orlando, Atlanta and Houston, 50,000 to 60,000 dollars can't buy a good house, so you can only buy it in the black area. Many downtown areas in these three cities are black areas. In other parts of the United States, most of the $50,000 to $60,000 are hard to rent. Even if it is rented, the rent may not be collected. Whether the rent can be collected is related to the tenant's income. Even if it is collected, there is not much left except property tax, property fee, insurance and management fee. 50,000 to 60,000 yuan can't generally buy a new decoration, because the customer is in China, and the maintenance fee is easy to cause misunderstanding. Moreover, because the house price is low, the broker can't make money by commission, and the management fee is very small. If the tenant leaves, he has to explain to the customer that he has lost the rent by finding another tenant. So the buyer is bored and the intermediary is bored. Managing the company is no problem. When the tenant leaves, he has to find another tenant and needs maintenance. According to the actual maintenance situation. In this way, even if there is little maintenance, the rental return is not high, because after all, it is a house of 50,000 to 60,000 dollars. Therefore, apart from chartering, the intermediary in China rarely sells houses with 50,000 to 60,000 dollars. If it is a real investment and 20 units are sold, each house needs to explain the rent to the buyer every month. 20 sets is $654.38+00,000, which is similar to the commission for a house in Los Angeles. Among the 20 houses, if the customer's house has problems, the intermediary will spend energy to explain to the customer that the money has not been earned, and there are many things. Property buyers will also feel that there are so many things to buy a house. Everyone is annoyed.
First, matters needing attention in buying a house:
You need to have a bank deposit certificate, which can be in China, the United States or US dollars, with accounts in Hongkong and the United States. This is just a few people doing this. For example, some developers do this in their new houses in Irvine.
You need a passport.
Exchange dollars. The exchange and remittance limit of 50 thousand dollars per person per year should be prepared in advance. Now check the Bank of China and the immigration company. The price of buying a small house doesn't matter. If the house price is high, you can only ask some friends for help.
Sign the document. Quotation, purchase documents and ownership transfer all need to be signed.
Authorized by the embassy You must go to the consulate to get authorization. The Stars and Stripes real estate has a standard sample of power of attorney.
J, proof of buying a house Note: No proof.
When buying a house in the United States, the money is remitted to the account of the transfer lawyer or China Internet company, not to a private account. Even if it is remitted to the account of the transfer company, the transfer company will not issue domestic invoices and other credentials.
Because domestic receipts collect money, and the recipient sells things to you.
In the United States, buying a house is not a transfer company or a transfer lawyer selling their house to you, but a third party receiving your house payment, which is frozen, just like Alipay. Finally, without your authorization, the bank will not give the house money to the seller. You give the money to the seller on Taobao, and Taobao will give you a certificate? The transfer lawyer, company and Taobao are all the same, and they are all third parties and play a guarantee role.
The seller will not issue invoices or other bills when selling the house.
Transfer information can be found in official website, the local government. If you don't know, you can ask us-house.
K. Precautions for house purchase tax:
Before buying a house: transaction tax is generally included in transfer fees, which is generally 0.5~2% of the purchase price, and varies from state to state.
After buying a house: the holding cost, one is the property tax, which is generally appraised by the government as 1%, appraised as 1 ten thousand dollars, and property tax as 1 ten thousand dollars. The property tax in the United States is 0.4~3%, and the property tax in Hawaii is the lowest. California, Texas and new york have higher property taxes.
Selling a house: within 2 years, you need to pay 30% of the value-added of the property; After 2 years, pay 20% of the value-added part of the property.
Selling a house and buying a new house: 103 1 clause enters the market at this time. For example, 654.38+00,000 yuan bought a house in Los Angeles (also suitable for business), and after a few years, 654.38+03,000 yuan was sold, 20% of 300,000 dollars, and 60,000 dollars needed to be taxed. But if you buy a house with a price of more than $6.5438+0.3 million, you don't need to pay this VAT.
L, transfer instructions: If you are in the United States, you can transfer on the spot or write a transfer authorization. If you are not in the United States, you need to go to the American embassy or consulate to notarize the transfer authorization.
Because I am not present, I must authorize to buy a house in the United States, that is, authorize a third party to transfer the ownership, usually an attorney or a transfer company. The cost of going to an American embassy or consulate for authorized notarization is generally $50, and some are in 300 yuan RMB. Cash payment is required.
The transfer of authorization requires an appointment on the local website of the American embassy or consulate. Fill in personal information, and the content options that need to be kept are: notarization service. Fill it out, download and print it. You need to bring it when you make an appointment.
The appointment power of attorney needs to bring: printed page of the embassy appointment power of attorney, original passport, 300 yuan RMB (some are different) and witness, and the witness also needs to bring the original passport.
The power of attorney needs to be written first and sent to you by an American brokerage company. If not, you can ask the Stars and Stripes Real Estate Company for it. Bring the power of attorney of the American company, and the notarization of the embassy needs to be stamped.
After the power of attorney, the original needs to be sent to the American brokerage company, and the lawyer can transfer the ownership.
Of course, the house payment must be in place before this.
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