Equity
Age Your House Homeequitymortgagepayment Equity Plan Szh Instech Software MathType Calc Interestonemerald Home Equity Mortgage Payment 投资：谁在佛罗里达置业？_加国新闻_大中公益网
Age Your House Homeequitymortgagepayment Equity Plan Szh Instech Software MathType Calc Interestonemerald Home Equity Mortgage Payment
Watson Realty Corp.公司的房地产经纪豪威尔表示：“目前在美国购买物业很容易，因为楼价相对便宜，通常会被认为是可靠的投资。”
“It’s easy to purchase properties in the U.S. as it’s relatively inexpensive, and generally considered a sound investment,” says Missi Howell, a realtor with Watson Realty Corp.
据该报告称，有23%的外国买家认为佛罗里达州的物业是可获利的投资，同时有12%的人认为这是安全的投资。
23% of foreign buyers view Florida properties as a profitable investment while 12% say it’s a secure investment, according to the report.
买家是谁？
Who are the buyers?
领导国外购买潮流的是同时将此举视为利用加元升值良机的加国人士。加国人士占所有外国买家的39%，其中大部分人都像郭和张一样选择购买公寓，只有不到三分之一的人购买独立屋。对于大多数加拿大人来说，海滩地区更具吸引力，有不到一半的加拿大人在度假区购买物业。
Leading the foreign buyers’ trend are Canadians who also see it as an opportunity to take advantage of the exchange rate between the dollar and the greenback. Accounted for 39% of all foreign buyers, the majority of Canadian buyers like Guo and Zhang chose condo units, and less than a third bought detached homes. For most Canadians, beach areas are the most desirable, as less than half of Canadians bought properties in resort areas.
豪威尔表示：“近海且附近有高尔夫球场和网球场的度假胜地的物业，也就越容易频繁出租。”
“The closer to the ocean and the resort atmosphere, such as golf courses and tennis courts, the easier for the property to be rented out frequently,” says Howell.
外国买家还倾向于购买价格较高的物业，但是加国人士购买的物业位价相对较低。2011年，外国买家购买的物业的中位价约为$17.4万元，高于佛罗里达州所有物业的中位价，但是加拿人士购买的物业中位价为$151,500元。
Foreign buyers also tend to buy more expensive homes, but Canadians buy properties at a lower median price. In 2011, the median price of properties purchased by foreign buyers was about $174,000, higher than that of all Florida properties, whereas the median price of homes bought by Canadians was $151,500.
由于美国收紧对投资性物业的按揭贷款，大部分加国人士都是以现金购屋。佛州地产经纪公司的报告称，有91%的加国人士支付现金，无需按揭贷款。
And most Canadian buyers paid down cash, resulting from tightened mortgage rules for investment properties. According to the report, 91% of Canadian buyers paid in cash without mortgage financing.
豪威尔称：“国外买主在很难获得美国银行融资，因为当地银行一般不会为以投资为目的的买家提供贷款。许多加国人士都是在本国获得融资，然后再到美国用现金交易购买。”
“Foreign buyers have difficulty in getting financing from the U.S. banks, where lending is not for investment purposes. Many Canadians get financing from the home country and trading that transaction in the U.S. as a cash purchase,” says Howell.
有四分之一的外国买家将物业两用，既作度假屋又当出租物业。据佛州报告称，几乎有一半的加拿大买家打算每年使用物业3至6个月，这表明业主可能会在剩余的时间将物业出租。
And a quarter of foreign buyers used the property for dual purposes -- both as a vacation home and rental property. According to the report, almost half of the Canadian buyers plan to use the property three to six months a year – indicating that the owner may rent out the property for the rest of the year.
佛罗里达州东南部的房地产经纪人Joan Alipo表示：“有许多喜欢公寓的加国物业买家出于投资和度假的双重目的而置业。许多加国人士尚未退休……他们旨在寻求可能的租金收入。在旺季时，租金收入可高达每月$3000元左右，但是在淡季时，租金收入会下降一半。”
“We do get a lot of Canadian buyers who like to buy condos, for both investment and vacation purposes,” says Joan Alipo, the SE Florida realtor “Many Canadian buyers are still working… They tend to seek the possibility of rental income. In a high season, the rental income would be around $3000/month, whereas in the off season, you get only half of that amount.”
根据佛州房地产经纪人协会提供的资料，在佛州的购房者中，亚洲买家占4%。豪威尔建议遭遇语言障碍的外国买家，在签署购买合约之前，应该先向讲其母语律师咨询。
According to information from Florida Realtors, Asians account for 4% of property buyers in Florida. Howell advises that foreign buyers who encounter language barriers should consult an attorney in their own language prior to signing a purchasing contract.
投资获大利？
Big profit investment?
某些国外投资者可能会认为被银行没收的物业（distressed property）具有巨大的投资价值，有些人以为可以在不到五年的时间里将这些物业倒手，并从中获大的利润，但这么做并非易事。
Some foreign investors may see distressed properties as a great investment value and assume that they could flip them in less than five years for a big profit margin, but it isn’t as easy as it sounds.
豪威尔告诉《大中报》，能够购买银行没收的物业而获得短期投资回报者，通常拥有一定的技能或资源或可亲自动手维修或以较低的成本请人对物业进行维修，且在支付维修费用后，通常房产不会再有很大净剩值。
Howell told Chinese News that clients, who could make short-term profits through distressed properties, generally have the skills and resources to make the repairs of the properties either themselves or at a lower cost, and after the payment for the repair job, there generally won’t be an enormous amount of equity left.
豪威尔称：“你可以5万元的价格购买一套物业，但是在物业可入住之前你肯能要花上额外4万元维修…… 这种房屋需要维修，这些房屋都需要额外货款……屋主所必须支付劳工或维修费用会使可能的利润空间迅速减少。业主很可能需要将购买银行没收的物业所节省下的钱用于维修。”
“You can buy a property for $50,000, but you have to pay an extra $40,000 repair cost before anyone can move into it,” says Howell. “Distressed properties demand maintenance, but there are monetary attachments that are required. . . Labor or repairs could quickly cut into whatever profit margin there may have been. Chances are homeowners would be required to pay the bargained savings in the price back into the property as maintenance costs.”
豪威尔的有些客户被传说中的廉价银行没收后再卖的物业及其潜在的倒手获利机会所吸引，但其大部分最终都以市场价格购买了物业。
And most of Howell’s clients who were attracted by the bargain price of distressed properties and the potential profits by flipping them -- based on rumors and hearsay, ended up purchasing traditional properties at a market price.
欲在在房地产市场获利需要长期投资。以市场每年增值3-5%来计，投资者持有物业的时间应在五年以上。
To realize profits in real estate requires long-term investment. Given 3-5% market appreciation per year, investors have to hold down the property for 5 plus years.
豪威尔称：“市场在2004至2006年间曾失控并暴涨，但那并不是正常的房地产市场……Economic 101称应该低买高卖。如果你是花高价购买，那你最好做好长期投资的准备。”
“When the market went out of control and shot up during 2004-2006, it was not a normal real estate market… Economic 101 says buy low sell high. If you are buying high, you’d better be prepared to hold on to it for a long time,” says Howell.
随着美国经济状况改善，及投资者对美国的房地产市场的信心增强，佛州的物业库存迅速减少。尽管美国和全球经济仍然遭遇逆风，但是佛罗里达州的房地产市场仍然显示出细微复苏的迹象，呈现房屋销量增加和上市房屋量下降。
As U.S. economic conditions improve and investors are more confident in the U.S. real estate market, inventories in Florida are reduced quickly. And despite national and global headwinds, the Florida housing market shows positive signs of a mini-recovery and has seen increased sales and the falling of listing inventories.
根据佛州房地产经纪人协会的最新资料，在今年1月，独立屋和公寓的销售中位价分别上涨5.3%及18.8%。
According to the latest information from Florida Realtors, in January, median sales prices went up 5.3% and 18.8% for both single family homes and condo units respectively.
豪威尔表示：“目前物业仍然便于购买并且价格实惠，而且自去年以来有约1/3物业售出。近年来，随着传统销售增加，许多地区物业都已经增值。”
“While properties were still available and affordable, about one-third of properties were sold since last year,” says Howell. “In recent years, there is an increase in values in many neighborhoods, as the traditional sales were up. “
但房产市场并未显示出泡沫时期的大幅增涨趋势，房价也仍然低于应有水平。如果你对佛罗里达州南部的市场前景持乐观态度，就不会对佛罗里达州市场的房价在未来出现增长感到惊讶。
But the market is not showing the drastic increase as it had during the housing bubble, and the price is still lower than it should have been. If you are optimistic about the outlook for the South Florida market, it won’t be a surprise to see home prices in the Florida market gain ground in the near future.
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