Hire a tough home inspector

事实上，用你自己的realtor推荐的inspector和realtor的利益是冲突的。 因为好的inspector有可能检查出来房子的一大堆问题，buyer非常有可能就退后不要这个房子了。

不过大多数的buyer在看房的过程中建立了和realtor的互相信任的关系。 就会雇用realtor推荐的人。

所以买家不如再多做点home work, 问问周围朋友的推荐，上网看看home inspector的reviews.

你可以通过以下的网站找到home inspector:

全美房屋检查员协会

加州房屋检查员协会

买房之后。。。

买了房子，要装修。 装修比较复杂，经验教训太多。这里先不说。

装修之后，家里的家具要置办，要弄些decoration的东西，地毯，镜子，窗帘，花盆，植物，油画山水画古字画， 烛台，摆件，零零碎碎。

除非你特别有idea, it doesn't hurt你多看看，多学习一下， get more inspiration。 保证你的家弄出来不俗气，而且有自己家里的韵味，表达自己的审美和情趣。

怎么start， 先看看电视，上上网，翻翻杂志吧。 这个省事，有空就能做。

喜欢研究家居的人都知道HGTV, http://www.hgtv.com/ 我喜欢的节目有open house, Design Star, House hunter等等。 有关家居装饰布置的杂志就更多了。 比较好的是BHG, 比较适合工薪阶层。 高档一些的我订阅了Architectural Digest看着长见识，还养眼。另外还有ELLE DECO, Dwell,  Instyle Home之类的有空多去书店翻翻。

其他我有空会去browse的网站有：

http://www.houzz.com

http://www.zillow.com/digs/

http://2modern.com/

http://design-milk.com/

CB2

很多设计的实例可以参考。 10-10-14更新， HOUZZ拿到了大笔风投。 看来什么做好了都可以成功的。 题外话哈。

圣地亚哥的家具店都集中在3个地方。 一个是Miramar. 有一个新开的Woodbridge在7480 Miramar Rd. San Diego, CA 92126.  旁边还有Ashley等等很多的店铺。 一个是San Marcus. 还有就是Mission Valley.  

其他的家具店还有：

Greathouse, 主人是很年轻的老婆是设计师， 他们家也carry不少牌子。 
9050 Kenamar Drive
San Diego, CA 92121
Phone: (858)271-1145

• 7720 El Camino Real
• Carlsbad, California, 92009

LE DIMORA这个在RSF比较高大上， 进去转也没有人理你。 Yelp评分很低。不过东西好啊。 16089 San Dieguito Rd.Johnson Interiors - 1916 S Coast Hwy, Oceanside, CA 92054 没有去过还。 
圣地亚哥的现代家具店也不少。 我要时间就会去乱逛逛的有Z Galaries, Home Goods, Hold it, BoConcept, Crate and Barrel, Lawrance, West Elm, . 说到家具店，其实我还蛮喜欢ELLAN ALLEN, 可惜啊，也是太贵了。而且他家的东西下了单就不退不换。 还要等很久。 

我也试过在网上买家具，折腾，先要量好了尺寸，然后使劲想像picture摆在房间里的感觉，等来了不合适还要送到UPS去退。 另外网店卖家具的Overstock， sam's club, costco都不错。 选择多，价格好。 我一个朋友家很多东西都是overstock上置来的，搭配的好，看起来也会有不错的效果。最常去和给客户推荐的其实就是home goods, 只要你经常去逛肯定能有物超所值的收获！

一些网店：
http://www.boyles.com/http://www.cymax.com/Hooker-Furniture-Sofa-Tables--C100407-9566.htmhttps://www.goodshomefurnishings.com/

如果你喜欢中式的家具布置，可能只能多跑LA了。 从国内集装箱过来也是一个主意，要是不嫌麻烦又有这个经济实力的话。我找到一个网上卖中式家具的貌次还可以： http://www.greenteadesign.com/antique-oriental-furniture.html

小孩子的房间最好折腾，可以充分发挥你和孩子的想象力。 看看这个网站，专门卖墙贴的。淘宝上也很多。

另外国内的焦点网上很多的真人秀，有些做的真好，有才的很。小钱办大事，就看你会不会搭配设计了。

Ikea的粉丝看这里： http://www.ikeafans.com/ 家里地方不大，或者喜欢经常换换家里的家具，那你一定会是IKEA的FAN. 这个网站就是集中了各种利用IKEA的产品来布置房间的实例。你会彻底改变对IKEA的印象的。当然了，IKEA的只能是极简或者现代 的房间布置。

布置家居是一个长期的活动，只要你乐在其中，勤看勤逛，不怕折腾，你的家 一定会打扮的很漂亮的。

几个名牌家具牌子和网站供参考：

Restoration Hareware: 

http://www.ethanallen.com/

http://www.hookerfurniture.com/

Z Gallerie

Pottory Barn

Kern & Co. 

Solana Beach

West Elm

Wood Bridge Interiors

Hickory Furniture

Drexel Heritage

Seaside Home

你可以还去以下的网站看看：

1. Ballard Design: Although this line has a traditional feel, there's something for everyone. And you can choose between hundreds of fab fabrics for upholstered pieces.

2. Jonathan Adler: This cheeky potter has expanded to colorful furniture, lighting, accessories and even fashion -- and it's all available online.

3. C. Wonder: One of our favorite resources for affordable, preppy pieces with a dose of color.

4. One Kings Lane: The king of of decor flash sale sights, this one specializes in amazing vintage finds, too.

5. Fab: One of the newer flash sale sites, this one focuses on more up-and-coming brands.

6. Anthropologie: This fashion retailer also has quirky kitchen gadgets, bedding, accessories and furniture -- but prices can be steep.

7. My Habit: Owned by Amazon.com, this flash sale site has great deals.

8. Gilt Home: Get deals from hot designers and items that were curated from some of the best.

9. 1st Dibs: A designer's secret source for vintage and antiques for the home.

10. MoMa Store: A no-brainer for interesting and artful gifts crafted by notable designers.

11. H&M Home: Finally, this inexpensive fashion retailer is selling their awesome home pieces online in the U.S.

12. DwellStudio: Furniture, rugs and more with a chic midcentury vibe and cool prints.

13. Horchow: Neiman Marcus' decor site, we love browsing through designer furnishings and wait for their friends and family sale to pounce.

14. Poppin: The go-to source for bright colored desk accessories and organizational gear for a stylish office.

15. JCPenney: Yes, this department store's been around forever, but their newly launched housewares by Martha Stewart, Jonathan Adler, Terrance Conran and more are pretty amazing.

16. Circa Lighting: This Southern based company has curated the most beautiful pendants, sconces, chandeliers and more.

17. Pier1: For inexpensive pillows and candles tabletop and more with a worldly vibe, we always head here.

18. Target: Some of our favorite home designers, like Nate Berkus and Rachel Ashwell, have affordable and on-trend collections at this big box store.

19. Zara Home: Another fast fashion shop that sells housewares online, head here for trendy bedding, tableware and accessories.

20. Pieces: This Atlanta boutique with unique finds is accessible to everyone, thanks to this easy to shop site.

21. Room & Board: Known for the well-made sofas and seating, this store has everything you need for a modern home.

22. Urban Outfitters: You'd be surprised at the cool furniture, bedding and more you'll find at this hipster haunt. And it's surprisingly affordable!

23. John Derian: Well know for his decoupaged dishes, this NYC haunt's online shop has one-of-a-kind items from a group of interesting artists and designers.

24. Z Gallerie: Head to this online shop for posh and glamorous looking decor.

25. Joss & Main: This flash sale site often hooks up with current celebs and style mavens to curate housewares.

26. Design Public: Into modern design? This site's for you.

27. Wayfair: Looking to shop for everything, all at once? Try here for the largest assortment of brands and products.

28. Canvas: With a natural palette and rustic aesthetic, this site has it all, from bedding to furniture to great gifts.

29. Design Within Reach: This shop sells reproductions of classic midcentury designs plus other modern items, although anything here will be a bit of a splurge.

30. Crate And Barrel: For classic furnishings with modern lines, you really can't go wrong with anything from C&B.

31. West Elm: Always on trend, this shop under the Williams-Sonoma brand has an earthy, vintage look. Look out for great sales.

32. Overstock: A go-to source for everything under the sun, we'll check here first for great basics like bedding and lighting.

33. World Market: A huge selection of furniture and accessories with incredibly low price points.

34. CB2: Crate and Barrel's hip little sister, this store has everything you'll need for a modern home or apartment, and prices are very fair.

35. HauteLook: This flash sale website has a surprising selection of small accent furniture and accessories for low prices.

36. Thrive Furniture: Handcrafted midcentury furniture. It's pricey, but the value is evident.

37. Home Decorators Collection: Shockingly affordable pieces perfect for an apartment-dweller or starter home.

38. 2 Modern: Wide range of stylish designs with a clean-lined aesthetic.

39. Schoolhouse Electric Lighting: Great source for affordable pendants and more in a ton of colors with a funky retro look.

40. All Modern: Exactly what it sounds like, this site is perfect for those who want a home that rivals Don Draper's.

41. Blu Dot: Pricey, but well worth the cost for high-end modern designs.

42. Serena & Lily: With a sweet aesthetic and adorable kids' stuff, this is the place to find pretty lighting, bedding and more.

43. Apt 2B: This L.A. based site has a startup-y feel, but the curators definitely have an eye for style.

忽然之间。。。

房子都不见了。。。

这是我客户打电话来说的.

有一些房子其实是withdraw了。 卖主放了一段时间，无人问津或者收到low offer， 所以就撤下去了。 有一些房子还不错，7788的也就卖了。 很多人惧怕可能出现的通货膨胀，本来想等bottom的也不等了。 更多的是first time home buyers floor into market, 他们看的多是30到50万的starter home. 这个价位的房子好一些的现在都是multiple offers. 银行手里攥着不少的房子，总归会回到市场上。 但是谁知道什么时候能放出来呢，而且银行手里的房子，好房子毕竟也不多。 所以，遇到了喜欢的房子就买，还没有看到对眼的就继续等吧。 就这么简单。 分析来分析去，又有多少意义呢？

不过不能免俗，放一个曲线图吧。

老调重弹：砍价

有客户每个房子都喜欢，每个房子都给offer, 我不mind写offer, 不过offer都很low ball的话，我也要站出来说道说道。 很多人都说现在是buyer's market, 不过你要看是那个区。 好的区现在还不错的房子，每个都是multipul offer。 觉得受挫折的buyer大有人在。 你可以觉得经济仍然低迷，可以觉得价格会继续下跌。 但是此时此刻，如果你想买房，也喜欢那个房子，到底怎么给offer合适呢？

先定义一下什么叫low ball offer, 多少算low ball了。
先要说明的是，前提：第一，你喜欢这个房子。 第二，你afford这个房子。

Low-Ball Offer: A low-ball offer is a term used to describe an offer on a house that is substantially less than the asking price. While any offer can be presented, a low-ball offer can sour a prospective sale and discourage the seller from negotiating at all. Unless the house is very overpriced, the offer will probably be rejected. In a buyer's market a motivated seller will either accept or make a counter-offer.

For buyers, the BEST situation to submit a low-ball offer is when:

1. Seller has reduced the price for 3rd time
2. Seller reduced price two times within 4 weeks
3. Property has been on the market for at least 4 months
4. You show up to OH and apartment is empty with no names on sign in sheet
5. You find out that seller bought 5+ years ago
6. Imperfections are cosmetic NOT permanent

如果房子才上市不到一个月，condition也很好，location也很好，你去看的时候还有其他人在看。最后就给offer在range里面。

还有给offer不要一次一次的给，2000，3000的加价钱，让seller觉得你还是有余地，有潜力。 最后就给一个reasonal的offer， 你自己认为最合理的best and final offer. 为了能让你的offer work out, 你可以请你的agent反复强调你的优势，比如没有contingency, 还有工作稳定，收入丰厚，等等。

SUBMITTING A 1-TIME LOW-BALL OFFER

Submit an offer letter, pre-approval letter, and financial anaysis

Clearly state your financial strength; job position, salary, and liquid assets

Clearly state it is a 1-time, take it or leave it, offer

Explain how you got to your offer, including comps, and ppsf valuations

State you are 'ready to close'; preferably ASAP

Chinese mom

大家买房要坚持自己的原则，不要像chinese mom那样爱攀比，看到从前的邻居买了豪宅，自己也要跟风，不要拉抻自己的budget, 多少就是多少。量力而行。

华裔家庭的高中生对这个词的理解和感受是：“中国妈妈”特别爱攀比，人家的孩子去学钢琴，自己的妈妈也要孩子去学钢琴。人家的孩子考上了哈佛、耶鲁，“中国妈妈”就会说，看看人家，你也要考哈佛、耶鲁。总之，在对孩子的教育上，“中国妈妈”永远是以别人为标杆，然后让子女去达成妈妈心中的目标。一些华裔高中生为此与母亲产生矛盾，他们的理由很简单，为什么“中国妈妈”总要比这比那，我是我，我就是我，为什么不能按我自己的情况来设计人生呢。

扯远了。 总而言之，自己吃几碗干饭，最好自己最清楚

砍价儿

这个市场是买方市场。 大家出价都想着要砍砍价儿。要不这心里难受。 用我一个客户的话说：为什么别人都能买到deal, 我买不着。 以这种心态去买房，出价，到底是开价多少合适？这个显然没有标准答案。 Case by case的分析，你要买的房子，是不是很hot的地区，是不是已经在市场上吊了一段时间了，是不是condition不是很好，还要做一些work, 是不是卖主急于出手，除了这些因素，卖方agent的水平怎么样也是一个变数。

要想给的比较"靠谱“。 就去问你的agent要一个最近几个月甚至1年内同一个地区closed的房子。 看看listing price和sold price的对比，sdlookup之类的网站也都可以查的到。正常情况下， sold price和listing price之比都是在96-98%之间。所以说，如果能砍下来5%已经不错了。

你想，卖方的agent和卖家，如果开价高过市场价，（当然了，这种情况不是说没有）整个就是一个负面陪衬，不是自己给自己过不去吗。 其实很多卖方都还把价钱开稍微的低那么一点点来吸引眼球， 反而会引来multiple offers.

有不少的买家会说，根据XXX的曲线图，今年到年底还要掉10%， 所以我要给10%off的价格。 如果你这么sure房子还要掉10%， 就等他掉了10%再来买，再来进场，今年此时此刻就是这个价钱。 市场始终都是公平的，一切都是由市场决定的。 你要想过分占便宜，你就买不成。为什么在offer上除了价钱，还要写明精确的日期和时间？就是因为timing是房产买卖中极重要的因素。

话说回来，也不是说卖主要多少您就给多少， 我的point是，合情合理的砍价，有技巧的砍。 根据市场而不是感觉的砍。

Life Is...One Long Negotiation

Slow market...You are never going to find more affordable choices.
Improving market...I'd suggest offering closer to list price.
Buyers...Yes, I think the sellers will accept this price if you close in 30 days.
Sellers...No, I really can't reduce my commission that much.
Parents...What will it take to get you to clean up your room?
Children...Please, I just have to stay out pas midnight this one time.

最近帮客户讨价还价比较多。 毕竟是buyer's market, 每个人都squeezing hard to get the best deal. 我觉得讨价还价的一个关键是你要知道你的底线， 然后坚持这个bottom line. 只有这样你去讨的时候才能有底气。 另外也要研究清楚对方的底线，知道对方的goal和motivation。 这样成功率也会高一些。 不过说到底，能不能成功，还是由市场决定的。还有一点很多人都没有意识到就是，第一次没有成功没有关系，等一等，再试一下。

我觉得有些人天生就是个好的谈判者，不会紧张，不会露底，从和对方的谈话中就能听出一个以丑丁卯来。 所以说，negotiate这个事，也是需要有天赋的还。

Low-ball offer?

在现在的市场情况下，很多buyer都make low ball offer. 先照着明年今日的价格砍价。 作为agent, 我不得不说几句：

省钱是没错的，绝对有理，但是同时，出一个low ball may be actually hurting your chances of either getting the home or getting the home at a good price by simply wanting to make a "low-ball" offer.

The seller's asking price may already be below market value. Too many buyers simply look at the asking price and subtract a random amount without understanding how the asking price relates to the value of the home. If the asking price is already below market value, you may miss your chance of buying a great home if you insist on making an unreasonable offer. Other buyers, who are willing to learn about, and understand, the market, will get that home before you even have a chance to negotiate.

It's commonly thought that by substantially low-balling a price, you will have more successful negotiation. Negotiation isn't about extremes in the position you take. 其实being reasonable is the key to getting the terms that you want. 其实当前对卖家来说，有很多因素可能比价格更重要更优先。 比如Financing, amount of down payment, whether you have a home to sell, how many days to close escrow, etc. are all terms that make your offer weaker or stronger and should be considered when putting together an initial offer and throughout the negotiation process.

If you come in with so low of a price with terms that aren't valuable to a seller you run the risk of making the seller take as hard a line as you do. This invariably leads to less reasonable behavior because now you've become adversaries. By starting off with, and negotiating, a fair deal, the seller is usually more likely to make concessions (including pricing, closing costs, and other important terms) than if you come to the table with an offer that is not particularly valuable to the seller.

The key to beginning a successful negotiation is to make the seller WANT to work with you. You never accomplish this by coming in with an unreasonably low offer. If the seller sees value in your offer and doesn't want your offer to disappear, you will have more leverage and ability to get the deal that benefits you.

Some things to consider:

在你出low ball offer 的同时，问一下你自己， 如果这个房子被别人买走， 你不会觉得后悔吧。 你愿意take 这个risk吧. 做一些reasearch, 看看附近的具有可比性的房子最近都卖了多少钱。

了解一下有多少个offer了，一般listing agent都会告诉你的agent这些Information。 Understand the strong and the weak points of your offer. You can't have it all because the seller wants a good deal too. If you have a home to sell and you want the seller to accept the risk of a contingency, you may need to be willing to offer a higher price than if you didn't have that same contingency.

Understand the current market. Don't just read the papers or listen to the news about what is happening in the real estate market. Talk to professionals in the area to gain first-hand knowledge and advice. It's important to know where the market is going so you can modify your position as needed.

Make sure you understand how interest rates on your loan can change your buying power. You and the seller may be arguing about a few thousand dollars, but if the interest rates go up, you will probably pay more in interest in the long run than those few thousand dollars would have added to your payment.

豪宅又如何

今天去看了一个房子。 1千1百万。 在Rancho Santa Fe.

房子是个据称是很有名的设计师设计的（是local 的）。 古堡风格。 里面阴森森的，没有家的感觉。 很多对方都犯了我们中国人对于风水的大忌。 比如前门通后门， 比如床对着厕所门。 而且5个bedrooms, 2个在房子的一头，另外3个在相对方向的一头，两头离得有八丈远。

还有就是Rancho Santa Fe在美国也是可以排到前10的豪宅区，里面基本上都是一条lane的路，曲里拐弯转来转去， 我一边开车一边想，富人为了找个世外桃源和一般的俗人区别开，建一个dream house还真是不容易啊。

Pending, pending, sold...

得不到的总是最好的。 看过房子后左右摇摆，等到房子pending了， 回首一看,那房最好。

那么，Pending 的房子还能再给offer吗？

一般来讲In MLS, 房子出售有四部曲。

先是“active”, 很简单，房子available for sale.

然后如果有buyer来offer, 但是offer里面有contingencies (loan, inspections, appraisal, etc.) 房子就是列为“active contingent”.

等到contingencies 都已经不存在了。就列为“pending”, and this usually means it’s as good as sold, 但是买家到最后close还有一段距离，可能还会有一些不定因素存在。

最后, of course, 就是 “sold”。无需解释了。

所以说，如果是pending, 基本上已经很难再submit new offer了。

但是不试试也不知道，很多的seller当然是很愿意接受backup offer。

Slow market

我的一个朋友是一个很会投资的人。 她的所有的房产都是在好学区的最好的学校旁边。 有一家过马路就是.

虽然是很slow的market, 她现在已经开始在看房要买下一个investment propertie. 她告诉我说这样的downturn她经历过几次了。她的propertie都是downturn里买的。

有危才有机啊。

12月

最近没有怎么update我的blog. 快过节了， 很多事情going on.

快12月了， 新的一年又要开始了。 希望房市能慢慢的好起来。 价格稳定上涨 :)

Maybeck plan4

周日带客户去看新房Maybeck的， 他们还是一套都没有卖掉。 而且那个plan4竟然还在中文报纸上登广告70.7K！ 马上打电话给YS, 她说还好没有买！因为上次我带他们去看房他们很动心这套，但是被我指出来院子朝向不好，他们后来就没有买。

这套虽然现在价格开的这么便宜，但是我也不会推荐给我的clients。 房子什么都好， upgrades一大堆，就是院子太小， 而且，最主要的是，朝北。 对于圣地亚哥来说，院子和房子的朝向是太太太关键了。 有人说我不在乎，圣地亚哥这个地方总是阳光普照，朝哪里还不是一样。 错！ 房子的朝向至关重要。买房时一定要看仔细。

做一个中立的agent?

Agent难道就是去和客户到房子那里去开门吗？我听自己的客户说他上一个房子用的一个很大牌的agent, 陪他看房子从头到尾都不说话，看过房子就问一句：要写offer吗？ 那么中立的agent, 虽然也一样花了一些时间陪你看房子，有意思吗？

大火之后的市场 Market after the fire

Boost or Continue slow down?

Here are the comments from people who think the market gonna boost:

1. The fires will boost the local economy by adding construction jobs. Over a 1000 homes need to be rebuilt.

2. The displaced people will need somewhere to live for the next 18 months. The rent market is already tight.A raise in rents could make buying seem a better idea.

3. This coupled with the 80,000 loans currently being restructured and a possible continued cut in the mortgage rates could soften the rate of decline in the market. While prices have been declining, most of us expected it to be at a much more rapid pace. Many of my friends are saying that it is looking like things are not dropping fast enough and feel all the bail out efforts might make this a time to buy. Basically, they feel that the system of survival of the fittest within capitalism has been breeched by all of the bail out efforts. Basically in this country, there are no consequences for foolish decisions.

I agree with 1&2. Those are pretty much the facts. About 3...it's really hard to say. Many homeowners are in financial trouble now. That will certainly impact today's market.

That's enough

看电视采访一个Ramona的farmer. 他说： “We have land, we have people, that's enough."

San Diego Fire

I hope everyone is safe...

I just back home this afternoon. The houses in 4S ranch area are all fine. The sky is clear and air quality is good. It certainly nice to be back at home. We stayed at a friend's home in Ivrine and I really missed San Diego.

经过这次大火，可能很多人包括我自己就更明白什么是生活中最重要的了吧？就买房子而言，一定要把地势放在一个更重要的位置了。具体的分析明天再来写，现在真的很困很困了。晚安～

和房子无关

今天看了NHK拍的《激流中国。 不要先急着说小日本拍的东西一定丑化中国的，毕竟是记录了中国媒体不能展示的东西，相当值得一看的。 （这个documentary series 其实是NHK里面一个中国人拍的。but he doesn't get credit） 这个片子是今年拍的，国内早就传遍了。 在美国反而什么都后知后觉。很多人看这个纪录片都是含泪看的。我也不例外。 大概半年前还看过一个BBC拍的《China》也是一样很感动也很难受。

辛酸。 当我们都在美国为生活奔波的时候， 可能你根本不可能为你的国家做任何事情。 但至少你可以做的， 是关注。

Realtor Oath

I pledge myself

To protect the indicidual right of real estate ownership and to widen the opportunity to enjoy it;

To be honorable and honest in all dealings;

To seek better to represent my clients by building my knowledge and competence;

To act fairly towards all in the spirit of the Golden Rule;

To serve well my community, and through it my country;

To observe the REALTORS code of ethics and conform my conduct to its lofty ideals.

Every realtor pledged when become a realtor. I hope everyone will remember the oath and follow the oath during practice.