如何在美国投资买房并获得稳健的回报?

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先说下本人情况,目前已经拿到十年多次往返签证,也会英语,随时可以去美国,投资目标是年回报率5%以上,投资动机是因为虽然现在国内也有很多保本基金啥的 收益在4左右,但是整体上对中国经济不看好,希望换成美元避开贬值风险,而且也对国内的银行缺乏信任感,但是又受不了美国的低利率,另外有了十年签证以后计划可能每年会有半年去住一住,因此考虑了投资美国房产。作为一个从来没买过房子的小白,要注意一些什么事儿呢? 整个操作步骤是什么样的? 如何找到回报率最高的房子?出租期间我人没在美国的情况下 如何找物业公司代管? 5%的年回报率难度大不大? 是否像我这种没经验的普通人投资了都能做到呢? 是否存在亏损可能? 如何避免?投资预算60万人民币,基本是我个人全部资产了,这样做是否合理呢?

2017年7月26日 10 条回复 1164 次浏览

发起人:Robot 管理大师

回复 ( 10 )

  1. 赵凡
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    定期存款的年回报率是?

  2. 别忘了 要快乐
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    个人如果没有好的投资渠道,建议投机构基金,盛世神州休斯顿地产基金可以看看,预计年化10~15%劣后级,优先级贷款,中间级EB5资金。

  3. Intothewild
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    有这钱,等加息尘埃落定以后,做做美国上市的REITS的功课,买点leading的吧。算上股息,一年5%还是可以指望的。有几个,这几年受益于房市反弹,涨了100%。REITS的基金经理还帮你对冲了。。。自己买房子,要花时间打理,也一样要做很多功课,还没法分散投资,还不容易变现,还有各种你意想不到的成本。。。60万算了,添一个零可以去房价不是很贵的地区试试,再添两个零我看可以开个小公司一试。

  4. Eagleeye
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    看了楼主的情况,我想在这里提一下,对于一个没有投资背景和资源的普通小白来说,无论什么样的投资,无论投资于境内境外,所要抓住的基本逻辑是相通的。无非为什么而投?有什么可投?应该投什么?结合题主的具体情况,就是对于经济基本面和汇率风险的避险需求,有60万人民币投,具体投什么并不明确,所以可以先思考这三个问题。

    为什么投?在这个问题上,私以为题主的需求是明确的,避险优先,兼顾收益。宏观经济太多砖家观点,就不再赘述了,但无论看不看好,中国经济进入转型和调整期已是事实,新常态已成事实,基于每个人所处行业和个人情况的不同,出于对国内形势的担忧进行一些资产风险分散逻辑上是没问题的。“鸡蛋不要放一个篮子里”这一投资常识其实大多国人都做不到,随便拉一下普通老百姓的资产负债,基本全是国内房产,随便问一下自认为是投资专家的个人,也很多是股票为王。无论被动或主动大家其实都套在那一两个局里,这显然不是分散投资所应该坚持的。所以至少投资的眼界放宽一点,是没有坏处的。

    有什么可投?这个问题就需要个人结合自己实际情况了,对于一个合理的个人资产配置来说,必须先满足生活所需以及基本现金流,不动产和流动资产均有分布,才能谈拿多少钱出来投资。但这个问题涉及个人实际情况,不便展开。如果这60万就是题主的所有资产,那全部拿出来做单项投资显然不合理,不过为了方便讨论后续问题,先假设这60万就是合理的投资额。

    应该投什么?这个问题需要两个角度来看,一是市场上有什么,二是投资者能接触到什么。要知道很多产品对于国内的普通老百姓来说,的确是可望不可及,所以撇开投资者的层级谈标的显然是空谈。如果站在题主的角度说,可能的投资品无非是国内房产、银行理财、股权类基金、信托、股票这些,所以如果要谈投什么就从这些入手。

    说完了上述三点,再回到本文主题,美国房产可不可以投?从避险角度来说,虽然美国经济也并没有一些数据体现的那么好,不过其他国家更差。相比而言,美国目前的增长、就业都位于金融危机以来的高点,再加上加息带来的剪羊毛效应,投资美国是一种不错的避险途径。而选定了区域,那就再比较产品,从避险的角度来说,美股以及泛股权类产品都是不建议的,本身股权类投资风险都较高,而且需要对当地经济特别是某行业业态有很深入的了解。举个简单例子,平时吃吃吃民族最容易涉及的餐饮业,美国和中国的差异就巨大。但是由专业基金经理负责运营的基金包括reits,是可以考虑的。而美国银行是没有像国内一样的理财产品,所以就普通人能接触到的避险型的投资标的是有限的。从这个角度来说美国的房产作为避险类的境外资产配置,是有其可取之处的。

    那么说到美国房地产市场的特点主要有以下三点:

    一、美国房地产市场是一个相对开放的自由交易市场

    这一点很重要,我们在考虑资产标的的价格以及流动性的时候,都离不开一个开放流动的市场,因为受行政政策影响太深的市场,很多信息会失真。最典型也最需要区分开的就是中国房地产,当一个区域一个楼盘的成交量很小,其价格是具有迷惑性的,而流动性更是周期性的受到政策的决定性影响,这些都不利于量化风险。美国土地私有,土地上的房屋私有,除一些特殊事项外,任何人都有权出售、购买、租赁房产,定价权也完全自由。当市场上有大量独立样本发生并实现交易,其回归的价格就会有较大的参考价值,也可以比较容易判断为了更容易出手需要降价多少幅度,从而计算流动性成本。

    二、美国房地产市场是一个受法律保护,相对更为规范的市场

    美国房地产的交易会出现包括买家经纪人、卖家经纪人、产权交易公司、律师、会计师、验房师、各种保险公司的参与,大家各司其职,均有法律明确规定的权利义务,所以买卖双方的权益更容易被保护。比如房产存在产权的历史遗留问题,而产权交易公司没有查出或者告知买家就完成了交易,要负法律责任。又比如请了验房师验房,出具的报告有刻意隐瞒的问题,一旦发现,验房师甚至会被吊销执照。

    三、美国房地产市场是一个二手房源共享市场

    相比于国内房地产市场,美国市场的二手房源基本不受经纪人或者中介公司等控制,也就是说一旦房源公开上市,所有人基本都可以通过Zillow、Trulia这些网站平台,或者经纪人内部系统看到,也都可以通过预约看房,所以其房屋情况,价格透明度会有所保障。

    以上是美国房地产市场特点,那么从投资的角度来说,其投资价值如何呢?也可以从三个方面阐述:

    一、资产增值期望不可过高

    这点必须强调,国人买美国房子不能抱有与国内一样的快速增值心理,因为美国房地产市场供需相对平衡以及交易相对自由,只有在长周期内才会出现可观的增值,当然也会出现金融危机发生的泡沫崩溃。所以短周期内,除了个别地区投机力量过于旺盛,大部分房产价格会呈现较为稳定的状态。从金融危机后房产价格跌入谷底以来,美国房地产价格平均来说保持稳定的增长,目前已经接近甚至达到金融危机前水平。这有经济回暖,就业增加的直接影响,但也反映出价格高涨的空间有限。

    二、稳定现金流可以保证

    这应该是美国房产作为投资品的主要优势所在,相比于交易,美国的房屋租赁市场是一个需求更为饱满的市场,这是由于美国人喜欢负债消费、子女成年后父母不一定会负担其开销、以及其换地域工作比较常见的各种现实状况造成的。美国有大量的青年以及中年人通过租赁解决住房问题。这也形成了较为稳定的房屋租金回报。但是美国的法律也很保护租房者的利益,所以一旦决定,就必须做好长期出租的准备。所以题主所说希望有稳定回报,又要每年有半年去住一住的要求是不现实的,或者只有较为小众面对旅游市场的公寓、民宿可以满足这样的要求。

    三、交易流动性易于把握

    对于市场上不同地域,不同类型的房产,其流动性有比较大的差别,整体而言,美国一家人比较热衷的独立屋(一般独立产权,前有车库后有院,3-4房)是较容易交易的类型。但美国很多房产也含有政策性影响,比如一些养老社区,必须年龄满足要求才能购买,就会影响流动性。但是基于美国交易市场的透明程度,可以比较容易判断你房产所在区域的平均价格和平均挂盘时间,即方便把握流动性也为需要时快速出售保有事实依据。

    综上所述,美国房产可以作为一个相对成熟的投资标的来实现资产配置及避险,不能说完全没有亏损的风险,但是保障房产价值的基本稳定,以及长期稳定的现金流还是比较稳妥地。

    那么普通人如果要买美国房产用于投资需要什么流程呢?简单来说包括:准备,选房,买房,装修,出租,管理,这个展开来讲又是一大篇了,只简单概述一下:

    一、准备

    买房前需要准备什么?护照、账户、资金基本上是需要提前准备好的。护照就不说了,但是签证并不是必须的,这里要提到的是其实就算不去美国也是可以完成买房流程的。账户,主要指的境外账户,无论你购房资金还是日后收租都需要个境外账户。这里可以是美国的或者香港的,但美国大多数银行开户是需要人到场的,而且对于外国人来说使用受到很大的限制,这个不同银行规定不同。香港开户相对来说简单点,购房也没有问题,但是日后收租可能会产生大量的手续费用,这个也根据银行不同有所区别。资金,受到众所周知的原因,购房资金需要准备好,中国人去买房常出现谈好了,资金无法及时出境的问题。

    二、选房

    选房可以在各大平台网站上浏览,并做出初步了解,但是真的要选还是要找中介。美国的中介也是持证上岗的,买家中介只会代表买家利益,而且由于不能控制房源,如果实在合作不畅换一个中介也可以买到同样的房子,中介费由卖家支付。选房标准又是一个长篇了,这里只提一些要点:从投资角度来说,选房一定要选当地市场认可的类型,不要想当然用国内标准,因为你要产生收益,归根结底还是要卖出和租出。比如美国人喜欢郊区,中国人喜欢中心,美国人重视卫生间数量,中国人重视卧室数量,美国人没有朝向这一说等等。另外几个可以比较的量化因素包括学校评分、犯罪率、附近生活设施等,这些网站上也都有。如果实地看房,要看的主要是周围环境、房屋质量、内部装修情况,但是说实话不是专业的,也只能增加自己购买的安全感而已,不去实地看房,可以委托中介代为筛选,选好了房可以请验房师验房。

    三、买房

    选好了房,就需要中介帮忙出价,卖家会比较几份报价来决定,如果抢手的房子可能需要略微加价。另外付款方式也会影响卖家选择,这是中国买家一般现金购房的优势,因为美国人基本上都是贷款购房,卖家如果希望尽早完成,就会选择现金购房的买家报价。一旦报价达成一致,就可以进行后续。验房师如果你需要的话,可以介入验房,对买家负责一般有几百刀的费用,保障房屋外部质量(地基、框架、房顶等)。产权交易公司介入启动房屋产权查验,保障房屋没有产权的历史遗留问题,个别洲会由律师介入充当产权交易公司的角色。如果没问题就签约,签约可以电子邮箱完成,所以可以不需要去美国,也不需要和卖家见面。资金转入产权交易公司(充当类似支付宝角色),待产权过户完成,资金会转给卖家。完成过户后,美国是系统登记式的房产证,可以去网站上查询。

    四、装修

    装修不是必须的,但是美国人无论买房、租房对于装修比较新的都会有很强的偏好性。所以为了出租和日后维护简单,可以由中介找人进行简单翻新,主要是刷墙、换地毯、换电器等。在美国,生活大家电一般都含在装修里的,所以如果取暖设备、空调、冰箱、烤箱这类电器已经很老旧了,可能需要换一台。

    五、出租

    由中介放在公开平台上出租,也是透明的,中介可以帮忙审核租客的基本情况和信用记录,租约签订可长可短,一般即使签的短约,美国当地租客也很容易住很多年。一旦签约,租客的利益是受到法律保护的,不是说想赶走就能赶走的。

    六、管理

    后期物业管理可以找专业公司代理,可以由中介介绍,买家筛选,一般比较大的公司还是有保证的。物业管理会按照每月租金的一定比例或者一年一个月租金来收取管理费。基本房子后续的事情,比如经常有人提到的夏天剪草、冬天铲雪、日常维修、与租客进行沟通这些都会代劳。但是产生的费用还是你付的,会定期发账单给买家。

    以上是购房的简单流程,总结一下,自己完全搞懂,一点点弄还是很麻烦的,建议找靠谱的中介,或者一条龙的服务公司来完成。

    最后论述一下投资回报率的问题,这里有个很大的误区要解释,这里的投资回报率不是租售比,因为美国房屋日常维护费用很高。我总结的投资回报率=(每年租金收入-每年日常开支)/(房屋价格+购房成本),而租售比=每年租金收入/房屋售价,显然是不同的。年日常开支指的是房产税、社区管理费、日常维修费用、物业代管费用等,购房成本指的是在买房过程中花费的验房费、律师费等等。(美国房屋交易买家没有交易税、也不用承担中介费)

    所以这样算下来,实现题主所说5%的投资回报率,在美国是可以轻松实现的,但是由于地区房价的差异,选择比如纽约、洛杉矶、旧金山、西雅图、波士顿这些热门城市想达到这个收益是相对困难的,因为这些城市普遍的入门房价已经达到约30万刀了。在其他比如新泽西、迈阿密、休斯顿、达拉斯、菲尼克斯等城市实现该收益则比较轻松,这些城市20万刀左右还是有相当多选择的。

    总而言之,题主用60万人民币资金只能在美国相对小众的市场选择房产,投资回报率可以做到5%甚至以上,整体市场和法律风险可控,但是需要寻找专业人士操作。而如果60万已经是你全部资产的话,不建议操作美国房产,毕竟其流动性不如很多金融产品,而且对于你在国内生活品质和资产增值起不到直接帮助。如果考虑到自身实力和投资需求合适的群体,美国房产投资是一个可行的方案。

    如果看到这里题主还有兴趣继续考虑进行海外置业操作的话,接下来就可以粗略讲讲应该怎么样具体进行操作了,当然前提是相关资金都已有合理妥善安排。

    事实上在美国各地购买房产的流程各州都不同,甚至可能各个郡县都不同。所以,我就专门请教了专门负责美国当地房产的partner,针对海外投资者写了篇比较清晰的攻略给出来,然后我会逐一再做翻译讲解。这里,我们就拿目前综合考虑起来最值得作为投资考虑的目的地之一的德克萨斯州为例吧:

    Basically, the home buying process in the US will vary from state to state, city to city or even county to county. Specifically, let me explain this process in Texas.

    Generally, there are two forms of buying, with full amount of cash or with mortgage loan from financial institutions, e.g. commercial banks. The majority of sellers will prefer buying with full cash to mortgage loan because it is time-consuming, generally two to three months in Texas, for buyer to pass the mortgage loan application tests in the commercial bank and there exists risks that the bank may fail the applicants. Moreover for the time being, as a foreigner there will be hardly any chance to successfully pass the loan application tests in a US local bank without a cash flow record of at least one year. Therefore I will focus on the full cash purchase process in the content hereof.

    就是说跟国内一样有两种购买方式,全款付清或者从金融机构贷款,例如商业银行等。美国普通卖家当然是希望全款付清为好,因为申请贷款需时不少,一般要两到三个月来通过德州的商业银行的申请考核,而且有可能有申请失败的风险。而且作为单纯的外国购房者,在当地没有至少最近一年的任何的流水和信贷记录,通过按揭申请的机会非常低。所以现在做案例讲解的话我们还是以全款作准。按揭以后再专门写一篇来解答吧,如果有需要做按揭申请的话可以联系我。

    In this process, normally there will be five parties involved, respectively buyer, seller, buyer’s agent, seller’s agent and the title company. In order to let you grasp the whole purchase flow, I will further explain step by step.

    这是说会牵涉到整个交易流程的会有五方参与,分别是买家,卖家,买家经纪人,卖家经纪人和过户公证公司(title company)。

    Step 1: If as a foreigner, you are not familiar with or do not know too much about the local real estate market in the US, it is strongly recommended that you should contract with a local real estate agent. An experienced real estate agent can capture accurate market information and find the best fit property as per your special personal requests. At the same time, an experienced agent should be able to negotiate better contract terms and purchase price on behalf of the buyer. More importantly, a good and responsible agent will be able to ensure the legitimacy of the whole purchase and sale transaction and help you avoid unnecessary lawful issues.

    这里就是强调说作为咱们外国人,找个靠谱的中介很重要啦。尤其要注意的是法律风险,因为在交易之前一定要搞清楚物业的产权情况和过往记录是吧。尤其是美国这种凡事讲法律的国家,跟足法律程序做事非常重要,如果贪便宜买到一些产权情况不明或者有其他状况的物业将会给后续带来巨大麻烦。

    MLS is a platform that shows most updated public data of properties and connects both listed buyer’s and seller’s agent to facilitate purchase and sale transaction between potential buyer and seller. It is worth mentioning that only data of the property itself can be publicized on the MLS, data that will endanger privacy and safety of both buyer and seller, such as contract terms or vacant times for showings, will not be accessible. With MLS, on behalf of the buyer, the buyer’s agent can connect with the seller’s agent with good track records, which will highly improve the efficiency to find a quality property based on the buyer’s needs.

    上市房地产公开信息综合网(MLS multiple listing service)是咱们个人获取在公开市场出售的房产的主要信息来源了,但是人家强调了数据不会完全披露,隐藏了买卖双方的隐私信息,例如合同细节和空置时间等。MLS 上面,经过买家(就是题主吧)授权的经纪人就可以做功课来优化选择了。

    Step 2: When having a target property, buyer’s agent will make different oral offers to seller’s agent until both seller and buyer come up with an agreement on the transaction price and closing date. Owners of some popular houses, especially those obviously under market value, might receive quite a few offers from different buyers to make the houses on the market very competitive. Therefore the network and experience of an agent for the buyer will be essential.

    选定了标的之后,买家经纪人就会继续帮咱们做跟对方接洽的工作,卖家可能同时收到好几份来自不同经纪人的 offer,所以这时候买家经纪人的人脉经验就很重要了。多说一句,在我自己操作过的案例里面,假设这次交易主要为了投资并不是自住,那么能不能找到并且拿到一栋回报优异的物业的确是非常考验 agent 资历和能力的事情,经验较浅的agent 常常看到一栋”笋盘”挤都挤不进去就被拿走了。而且针对一栋物业的真实价值几何,在议价方面也需要经纪人能够迅速做出判断,所以在一开始接洽阶段可以讲成败都取决于经纪人的能力。

    Step 3: Once the property owner accepts the buyer’s offer, a purchase and sale contract will be signed between them. Names of this kind of contract called can be different in different states. In Texas, it is called ONE TO FOUR FAMILY RESIDENTIAL CONTRACT (for resale), which has been promulgated and approved by the Texas Real Estate Commission (TREC) and it is available on TREC’s official website . This model contract downloaded from TREC’s official website only provides standard terms for normal transactions. Should there be any additional or special terms for complex transactions, both buyer and seller can negotiate to alter in the contract.

    这一段就是介绍一旦双方初步达成交易意向后,具体签署的合同的情况了。需要记得的是德州的物业委员会 TREC (Texas Real Estate Commission),这个机构在后续的操作中也会一直出现。

    Step 4: Normally a 5-day option period will be given to buyer counted from the effective date when the purchase and sale contract is signed by both parties. An option period is a period within which buyer has an unrestricted right to terminate the purchase and sale contract. However this 5-day option period can be guaranteed only when the buyer pays a non-refundable option fee, usually USD300 to USD500 in Texas, directly to the owner within 3 days from the effective date of the contract. Extension of option period and amount of option fees will always be negotiable, again depending on the experience of buyer’s agent and buyer’s bargaining power.

    第四步就是到一个通常为为期5天的 option period 的冷静期,但是需要交纳一定的意向金。反悔不退哦。

    Usually at reasonable times before the decided closing date (sometimes within option period) in the contract, buyer shall be permitted by seller to have the property thoroughly inspected by licensed inspector (in Texas, inspector shall be licensed by TREC). Any hydrostatic tests should be separately permitted by seller. During the time the contract is in effect, utilities needed for inspections, repairs, treatments and so on, shall always be kept on at seller’s expense. Provided inspected issues, repairs and treatments are agreed by both parties, seller should complete all agreed repairs and treatments before the closing date, unless otherwise agreed in writing, extendable to the upmost 5 days in Texas. Meanwhile at the buyer’s discretion, any transferrable warranties received by seller with respect to repairs and treatments can be transferred to buyer at buyer’s expense. If seller fails to complete the agreed repairs and treatments before the contracted closing date, buyer may seek for remedies such as termination of the contract.

    这是提到房屋检验的问题了。合资格的房屋检验师 Inspector 在华人群体中还不多,执照非常难考,在整个德州也可以掰着指头数出来。休斯顿地区来说的话,白钊民先生是华人圈中最资深和有信誉的持照验房师了,我自己操作过程中跟白先生有长期合作关系。这个步骤也很关键,能不能发现房屋的潜在问题直接影响后续管理和今后出租情况。美国的物业管理成本不菲,说到底也是会影响今后收益的一个环节。

    Step 5: Besides option fees, the buyer needs to deposit a certain amount of earnest money, normally 1% of the sales price, to a designated bank escrow account of a title company within 3 days (negotiable) from the effective date of the contract. If buyer fails to do so, buyer will be in default taking risk of contract termination by seller. In the option period, earnest money should be refunded to buyer when buyer terminates the contract with his unrestricted rights. After the option period, whether the earnest money is refundable to buyer or not depends on whether the buyer or seller is in default.

    这是说除了意向金,通常签约之后还会需要交纳 1% 的保证金,如果合约终止的话保证金能否退换就要看是否已经过了option priod 以及双方如何商定了。

    A title company in the US is a third party that makes sure the title to a piece of real estate is legitimate, issues title insurance for the property and helps buyer to record the title deed in the real estate authority of the state afterwards. The title company makes sure a property title is legitimate, so that the buyer may be confident that once he buys a property, he is the rightful owner of the property. To ensure that the title is valid, the title company will do a title search, which is a thorough examination of property records to make sure that the person or company claiming to own the property does, in fact, legally own the property and that no one else could claim full or partial ownership of the property. Once the title is found to be valid, the title company will likely issue a title policy, which protects owners against claims or legal fees that may arise from disputes over the ownership of the property. Finally a title insurance to fulfill the title policy will be issued after the whole transaction is closed. Generally there are two types of title insurance, one for buyer, the other for lender. When buyer pays by full amount of cash to purchase the property, at buyer’s expense, buyer will be issued with a buyer’s title insurance in the amount of the sales price to protect the buyer against title damages, defects and claims after he owns the property. However, if buyer purchases a property with a mortgage loan, both buyer and lender will be issued title insurances. Lender’s tile insurance insures the priority of lender’s security interest over the property in full amount of the loan. In this case for title insurance’s expenses, buyer should pay for lender and seller should pay for buyer.

    这是介绍 Title Company 的作用和性质了,国人可能都不太熟悉这个概念,目前暂时翻译做过户公证公司吧,说起来好绕口,下面还是直接就用英文的好。它的作用主要就是作为一个第三方机构介入这个买卖过程,以保证其公正合法,同时提供针对不同情况的 insurance,有兴趣的自己看哦。

    For full cash transactions, buyer should thoroughly go over the related terms in the title policy as different title policies will be subject to different exclusions such as restrictive covenants common to the platted subdivision where the property is located and utility easements created by the dedication deed of the property. Additionally in Texas, the earlier of closing date or normally 3 days after receiving the title policy from the title company, buyer may object in writing to defects, exceptions, or encumbrances to title disclosed in the title policy. Buyer’s failure to object within time allowed will constitute a waiver of buyer’s right to object. Provided seller is not obligated to incur any expenses, seller shall cure buyer’s objections within 15 days after receiving buyer’s objections and the original agreed closing date will be extended as necessary. If seller fails to cure buyer’s objections within such 15 days period, contract will automatically terminates and earnest money will be refunded to buyer. In Texas, title examination and title insurance policy issuance will take around two to three weeks from the effective of the contract. At the latest, a title company has to issue a title policy for a property 3 days before the closing date. Otherwise contract could be terminated by buyer and earnest money will be refunded to the buyer.

    Step 6: Within normally 3 days before the agreed closing date, closing documents will be prepared by the title company for both parties to sign on the closing date. Closing documents usually include HUD, tax agreement, notice of settlement agent responsibility, notice of deed restrictions to purchasers and so on (In the future, we will separately explain different contents of closing documents in details if you want. This time we only focus on the whole purchase process.) Therefore both seller and buyer shall execute all contents delivered in the closing documents required for closing and issuance of title insurance. On the closing date, after deducting the paid option fee and earnest money, buyer shall pay the sales price in good funds to the escrow account of the title company. With closing documents signed and full amount of funds in the escrow account, the title company will help record the deed for the buyer in the official public record of real property in the county where the property is located, transfer funds stated in the HUD to seller and issue title insurance. After recording deed in the county, a general warranty deed conveying title will be delivered and a tax and HOA certificate showing no delinquent taxes or payment on the property will be furnished to the buyer. It is noteworthy that all liens or security interests against the property before closing should all be satisfied out of the sales proceeds after title has been transferred to buyer.

    一般几个工作日内 Title Company 会准备好 closing document,当然提醒咱们国内买家要注意美国的节假日安排,最好能提前沟通好,美国一般到年底几个连假一起安排的话工作效率就会很低,而且每个州也有自己特定的一些节假日。后续有需要的话咱们可以再请美国朋友帮忙详细解释下 closing document 里面会包含具体哪些文件。总之到 closing date 时,买家需要打款到 Title Company 的代管账户,然后他们就会接下来再进行相关处理。

    Generally, all closing documents should be signed in the witness of the title company in the US. However, for most of the foreign investors it will not be convenient or realistic to fly a long way over just for signing. There are two ways for foreign investors to avoid this. One is to get all signed documents notarized in the domestic US embassy; the other is to sign in the witness of a licensed and certified public notary who will help investors to notarize all signed documents in the high court. The safest way for notary to be done is in the US embassy as not every country will allow public notary to notarize this sort of documents. Meanwhile, seek for a consultant or lawyer’s professional advice before going for public notary just in case of any mistakes that will affect the purchase process. From my experience, the notary process may take 3 to 5 working days after submitting the signed documents

    这里牵涉到一个外国投资者特有的问题,就是文件签署的时候需要有效见证,美国人是可以到 Title Company 进行。咱们中国的买家可以考虑去大使馆进行见证,或者请当地具有资质的公证人在高院进行公证,一般采用大使馆的途径会比较保险些。

    Step 7: After the purchase and sale transaction is closed, there might be some extra subsequent affairs that need to be dealt with. If the property is subject to a residential lease, a renewed lease contract should be signed between the new owner and the tenant to change landlord’s name to the new owner and the old lease contract will be replaced. Should there be any security deposits, seller shall transfer to buyer after title recording is finished. For those who purchase the property for the purpose of investment instead of dwelling, it will be essential to find a reputable property management company to maintain the property as negligence may cause troubles to the new owner, e.g. owner could be fined by HOA by not trimming grass in the garden. Additionally, it is strongly recommended that property owner should purchase property insurance as unexpected accidents could cause inestimable economic loss on the property such as fire, windstorm and theft although property insurance is not compulsory in the US. Before purchasing, owner should consult insurance agents with good records for professional advices and read carefully terms about the insurance coverage as insurance market in the US could be very complicated.

    To come to a conclusion, these 7 steps generally constitute a full-cash property purchase process in Texas. More details of mortgage, leasing, property management and insurance will be discussed in the future.

    到此整个物业买卖的流程就完成了,但是咱们买楼是为了收益不是?也就是说房子还必须能租个好价钱,要有后续必不可少的物业代管服务,以后出了啥问题要有人能帮忙解决,不会扯上官司。所以需要购买物业保险之类的事情也是必不可少的。鹰大人在今后会继续介绍这些德州置业所需要考虑的全部环节细则。

    总之就像一开始开宗明义所说的,题主的需求在当前美国房市环节下是可以满足的,但是这种非居住的物业投资,除了上面所说的一系列程序上的问题需要注意外,还会牵涉到不同地区的其他费用征收尤其是个税的问题,这也是会直接影响咱们最后收益的关键环节,下回再具体分解吧。嗷~

  5. Rong
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    60万人民币…建议题主还是用这笔钱好好在美国逛逛玩玩开心下吧

    在一些就业率出租率都很高的地区(如休斯顿,西雅图)买公寓然后交给托管公司出租,年回报可以超过8.5%,不过各种税维修费什么的也不低,买整栋楼是最划算的,有朋友这么做了告诉我年化回报超10%但不可尽信。

    买独立屋的话看运气了,捡漏的机会还是有的。另外就是千万别过于依赖华人中介,各种历史背景数据资料一定要自己研究,社区也要自己多踩多看。

    最后还是祝题主旅途愉快

  6. Desperado2016
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    60万人民币,10万美元不到,外国人最多能贷款60%,也就是说杠杆最大能撬动25万美元总价的房子,这个房价只能在一些比较差的州,城市买房子了,风险较高,建议换其他国家吧

  7. gougou
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    作为外国人可能需要贷款买房了。我现在在做美国房产项目,有需要可以联系我

  8. 阿弥陀佛
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    小白问个问题,每人限额五万刀,个人如何搞那么多买房啊

  9. 匿名用户
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    买中国人喜欢买的房子, 全世界都知道中国人喜欢炒房,中国人买的片区也是升值最快的,因为中国人买了不住,也不出租,在市场上减少了市场供应,片区就升值了。

    现在中国外汇储备是35000亿美元左右,华人最多的旧金山湾区一个中等片区的独栋别墅大约是150万美元左右,你除一下就知道,外汇储备全部耗光,也就最多能买下233万套美国类似房产, 所以应该不会象中国房产那么疯狂(一年2500万套左右),所以期望值放低一些。

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