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.

New release of Manzanita Trail

Manzanita Trail Release another phase of their bigger plan today--

Plan 3: 3 lots, 805K, 815K, 818K

Plan 4: 2 lots 851K and 837K

All sold at the time of release.

Testmoni from Client

刚一开始想买房好几位朋友就同时推荐赵雪，一见面就确的他与众不同。那时的房价已经跌了不少，我们认为当时一定是买房的好时机，几次要下OFFER都被他劝住，他以对市场的了解和专业的分析，告诉我们再等等。果不出他所料，我们心意的房子真的又降价了！当时他以敏锐的眼光在第一时间内劝我们下了OFFER，最终我们以最好的价钱买到了称心的房子。买到房子后，我们也不再是他的客户，但他一如其往的对我们，任何事情打电话问他，他总是从不嫌烦的解答。从小孩学校的API ，今天可能是REFI 好机会甚至家俱家电什么地方ON SALE他也总是第一时间EMAIL给我们。所以找赵雪买房子不仅是找到一好AGENT 而是让你交到一位一生的好朋友。

黄文 & 张卫东 @ Eagle Canyon

Chandeclair in 4S New Release

96 on priority list

83 came.

11 homes.

All sold.

Plan 1 from 648K to 691K

Plan 2 from 655K to 681K

Plan 3 from 684K to 673K

The biggest lot sold for 699K.

Maybeck has 4 homes left.

Looks like 4S new homes going to close out pretty soon.

Testmoni: Compass Point

Congratulations to my clients Wen & Jacky! They just closed their first home today!! I really enjoyed working with them and likewise, here is what Wen wrote about me after their closing. It makes my day:

Connie is the best Realtor we ever had although we tried several others before. She is very professional and patient. She cares a lot for her clients. We are blessed for having her as our buying agent. My husband and I are very picky in housing hunting. She is always there for us and always available. She never pushes us and always tells all the truth about the houses she is showing (good sides and bad sides). She is truly a noble person. We finally got our house recently and we are very happy about our experience with her. We thank her sincerely from the bottom from our heart.

Wen & Jacky Choi at Compass Point Drive

Summer crazy

如果你还可以等等，不用挤在summer crazy的队伍中。

本周一个carmel valley的condo上市，2房864尺，90年的，short sale, 最少也要4个月能批下来。 就周三给了一个下午让看看，周四已经收到了multiple cash offers， 周五Status就从active改成了contingent.

上周Carmel Valley一个townhouse, 上市4天4个offer。

2周前4S一个小房子，也是short sale. 收了10个offer.

RP一个房子，位置是很好的小学背后，收了26个offer, 全部都没有进去看过那个房子。

The list could go on and on.

这些都是我有客户给了offer的，所以我比较清楚。 其他的类似的肯定多不胜数。 因为夏天很多人要换/买房子给孩子进好学区，加上近期的inventory奇缺。 所以如果你可以继续等等，不如不要去抢吧。

Subprime Lending is Back? This time from the Goverments.

The Federal Housing Administration -- a vehicle for government-backed mortgages where taxpayers bear all the risk -- gives out loans that require borrowers to post a meager 3% down payment. If a “would-be” home owner cannot scrape together this amount of cash, that person should rent and save their cash.

In an effort to boost home buying a number of states are finding creative ways to advance the Federal tax credit to buyers on the day they get their new keys, rather than having to wait for next year's refund check. States are employing schemes whereby they offer prospective buyers low or no-interest loans for the amount of the tax credit, due upon of receipt of their money from Uncle Sam. In Washington, the state Housing Finance Commission also runs a tax credit bridge-loan program, which it hopes will grow in the coming months.

If this sounds eerily similar to the type of lending practices that got us into this mess, well, it should.

Reuters: Obama Mulls Rental Option for Homeowners, along with Paying Mortgages for Jobless

The United States government now wants to become the largest landlord on Earth.

• U.S. government officials are weighing a plan that would let borrowers who have fallen behind on their mortgage payments avoid eviction by renting their homes instead, sources familiar with the administration's thinking said on Tuesday. Under one idea being discussed, delinquent homeowners would surrender ownership of their homes but would continue to live in the property for several years, the sources told Reuters.
• Officials are also considering whether the government should make mortgage payments on behalf of borrowers who cannot keep up with their home loans, tapping an unused portion of a $50 billion housing aid kitty. As part of this plan, jobless borrowers might receive a housing stipend along with regular unemployment benefits, the sources said.
  

Thankfully, we can get away with this because the U.S. has more money trees growing in its fertile land than all other nations.

Another Rush of Foreclosures Coming Soon

Later this summer or in the fall.

That’s because lenders that have held off on foreclosures as part of President Obama’s plan will now move forward aggressively to clear the backlog of troubled mortgages.

Rising foreclosures will further depress home values, —one in five of those with first mortgages—will be underwater.
The government is “unlikely to implement another moratorium.” But it plans to put in place some programs that encourage lenders to try some alternatives to foreclosure.

Important update (07/03/09): FTB No Longer Accepting Applications

Update: as of July 3rd, 2009 the state has run out of funds for this program. Sometimes when sales people are telling you that you'd have to "Act Now" its actually true...

Official news

今日看房： A typical bank own

今天早上9点去看了一个crappy的银行收回房。

MLS上仅有这么一个照片。 进去之后你就知道为什么没有其他的照片了。

房子差到不能再差。 进去的左手房间的正面墙都是渗水的痕迹，而且接近地面的地方大概3寸高，已经把踢脚线卸下了来，drywall也都剥落了，露出墙体里面黑乎乎的mold。

进到厨房，更是惨不忍睹。 橱柜大部分都拆掉了，炉子，洗碗机一概没有，一部分的橱柜散乱的堆积在地上。

楼梯和楼上都是酱红色（实在不敢恭维的颜色）的地毯，楼上的结构也不好。

整个房子都是popcorn ceiling (which contains Asbestos 石棉)

最少有5家人和我们一起看的。 才早上9点。 厨房的台子上仍了最少20张名片。

关于tax credit

一直没有写，主要是太多人写了。太多人来问，还是写一个Summary:

Federal Tax Credit:

$8,000

One time credit

New or used

Primary residence only, closed 1/1 to 12/1

Income limits single up to $75,000 and married couple up to $150,000

California State Tax Credit:

$10,000 ($3,333 per year for 3 years)

New home purchase only

Primary residence only closed 3/1/09 to 3/1/10

No income limits

Rate on roller coaster

After spiking to six-month highs a couple of weeks ago, mortgage rates fell again last week only to rise again this week. Interest on 30-year fixed mortgages settled at an average of 5.42 percent this week, reports Freddie Mac, up from 5.38 percent in the previous week but lower than the prevailing rate of 6.45 percent a year ago. Five-year, hybrid adjustable-rate mortgages also bumped up a couple of notches to 4.99 percent, but 15-year fixed loans and one-year ARMs moved in the opposite direction. The former slipped to 4.87 percent from 4.89 percent, while the latter fell to 4.93 percent from 4.95 percent.

Across street from Westview high

Have you wonder what will that area be?

"TerraMar" is the name.

At this time it is under preliminary grading and do not have any specifics as to a timetable, prices, size or design of the homes planned as nothing has yet been finalized.

Portico is closing down --selling models

Model 1 for 741K

Model 2 for 759K

Model 3 for 790K

Model 4 for 792K

Price as of 6/20/09

HOA 209 and MR 268 a month

Carriage Run new release

Plan 1: 784K

Plan 2: 810K, 729K and 746K

Plan 3: 786K, 850K, 792K and 786K

Most of the lots are back on Carmel Mountain Rd. where noise is a big issue.

HOA 110, MR 90.

How can Cramer be so sure?

I used to follow Cramer, even got a book or two by him. He is a crazy guy.

Today he announced that housing has officially bottomed.

What does a bottom look like? It’s the combination of ramping sales, and sales in certain areas are up ten times those of last year, and an end to falling prices. That’s exactly what we’ve seen for the past three months, Cramer said.

Watch the recap:

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。

Back up of my low inventory post

You can track San Diego's inventory here

Fact: The inventory of properties with homeowners who are able and will be able to make their mortgage payments is at an all time low (unemployment rate raises).

Foreclosure or short-sales in various stages of , bank-owned REOs that are not listed in MLS.

My thoughts:
If you want to wait and if you know what the sellers need: cash, a quick close, and as-is sales. Then, wait.

There are many people out there hoping that banks would release what they have to the market. Another 10 to 15% fall on price would excepted if so.

Testmoni: Carmel Valley

The house we finally eyed on had 4 offers but Connie worked really hard getting it for us. It's a great deal and We can't be more happy with our house now. Thanks so much!

Josh Liao @ Via Candidiz

18 offers and inventory drop

If you search 92129 zipcode, price range from 400K to 500K, 3 bedrooms or more.

Guess how many properties will return from your search?

11.

Out of these 11 properties, 10 were built before 1980.

8445 Florissant was on market on May 19th. It was a short sale. As of yesterday they have

18 offers on the table. And all of the buyers hadn't even got a chance to take a look at the house!

In the mean time, I read from a blog post that SD inventories dropping like a rock . . . disconnect from other "bubble" markets.

QUOTE:

San Diego's inventory of homes for sale is plummeting. There isn't even the usual summer bounce in terms of inventory numbers. Something is going on the SD market which is NOT occurring elsewhere . . . .

San Diego inventory numbers:

06/2009 11,354
06/2008 18,427
06/2007 19,418
06/2006 19,798

The SD inventory numbers are way down YOY. I have heard countless speculation as to why this is so, other than true demand. But look at fellow bubble market Las Vegas, arguable affected by at least somewhat related demographics and economic activity. While SD inventory has nearly halved from the bubble's peak, LV inventory has increased nearly 25%??? What gives? Why is SD inventory plummeting while at the same time LV inventory is going through the roof??????????????

END OF QUOTE

Why buyers buying at this market

- Tired of waiting
- Prices have come down some
- Their down payment funds have kept going up
- Interest rates are low
- Prices have not gone up
- Leases are expiring
- They think prices are bottoming

- They afraid of inflation

Many sit on the fencers have been come down to join the crowd. In the mean time, inventory came down a LOT lately.

4S buyers: Sophomore Class at DNHS? YES!

4S Ranch parents and students rallied together and showed up at Monday night's board meeting prepared to make their case.

Parents said their kids were promised both a freshman and sophmore class when the school opens in August, however fewer than expected enrollment numbers, budget cuts and layoffs were reasons for the district to have a change of heart.

In an unexpected turn, Superintendent, Don Phillips announced at the meeting that DNHS would accept enrollment for a sophomore class.

Shock turned to cheers and tears as parents and students celebrated the good news. Next year's sophomore class will start with about 228 students.

Congratulations to the parents and students of the new sophomore class at Del Norte High School!

For KFMB video coverage http://www.cbs8.com/global/story.asp?s=10387030

Brace for Hyper-Inflation

Linky

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

今日看房：The Lakes

已经掉到1个million以下了。 好多建好的都没有人买。

US News 2009 Best high school in San Diego County

Preuss School UCSD Gold: #8 of 100
La Jolla Senior High Gold: #99 of 100
Coronado High Silver
El Camino High Silver
Poway High Silver
School of International Studies at San Diego High Silver
Torrey Pines High Silver
Westview High Silver
Canyon Crest Academy Bronze
Carlsbad Seaside Academy Bronze

今日看房 -- Mira Mesa 的 High Ridge

先去看了Mira Mesa的一个小区。 叫做High Ridge. 小区位于Mira Mesa和Dabney之间。 距离各大公司聚集的Sorrento Valley已经很近了。而小区的对面就是single family house的区，Dabney这条街很宽阔，路边可以停车。小区的位置真算是不错了。

Dabney街和街对面：

小区里绿化不错。一共有180多家Condo.

920平尺，1990建造的。 2个bedroom, 一大一小，都带自己的卫生间。 从客厅伸出去的阳台面积相当大。我看的这间是新地毯，房子的condition 好。房间里也挺亮的。从厨房和客厅的窗子看出去就是游泳池。缺点是临近Mira Mesa大街，开着窗会有些吵。

今日看房： 卡萨布兰卡

Investors' favorite -- across the street from YMCA and very close to the school. Easy access to freeways.

Too bad that this one is next to the busy street.

今日看房：MANZANITA TRAIL

期待已久的MANZANITA TRAIL的楼盘终于出来了。 一共4个model. 第一和第二是侧院，价格在70万上下。 3和4比较大，80多万。

第一期出来很快就全部卖掉了。

第二期很快就会出来。

一共会建147家。

Sales lady是我13年前的老相识。 今天去聊了一会，了解点信息，看看样板房。 印象如下：

Model1: 楼上2个卧室都是门斜开的。 感觉比较局促。

Model2: 基本上还好。 感觉对于价格来讲比较值。

拍了一些照片

1和2的院子全部是南向的。 看来设计师还比较有sense.

Model3: 我的fav. 感觉flow比较清楚， 房间也好用。

Model4: 高厅那里有些怪。 不觉得有3000多尺。 5个洞看着别扭。不过要说的是3218sf 只卖80多万。 所以这个plan卖的最快。一release全部被买走。

见图：http://www.pardeehomes.com/pacific_highlands_ranch/manzanita_trail/

HOA about 190 a month. MR is about 336 a month for plan 3. Plan1 and 2 are smaller so the MR is less (around $275). $389 MR for Plan 4.

Another good problem for first time home buyer

As of Thursday, April 2, California home buyers will have a new mortgage protection program.

The qualifications for the new program are:
· Be a first-time home buyer – someone who has not owned a home in the last three years.
· Open escrow April 2, 2009, or later, and close on or before December 31, 2009
. Use a California REALTOR® in the transaction
· Purchase the property in California
· Be a W-2 employee (cannot be self-employed or military personnel)

There are more specific qualifications, terms and conditions are on the Application, which can be found here (pdf document):C.A.R. Housing Affordability Fund Mortgage Protection Program

You should know that funds for this program are limited and "Applications will be reviewed and Insurance Policies will be awarded on a first come, first served basis until Program funds are depleted or until HAF discontinues the Program, whichever occurs first."

今日看房： Miro Circle

Miro is a community located right passing 15 from Mira Mesa Bldv. It closes to freeway yet not too much freeway noise.The houses built in 2001 which is fairly new.




There are townhouses and looks-like-single family houses in the community. Townhouses price ranged about 400K to 500K and about 1100 sf to 1458 sf. Single family (looks like) ones price ranged about 550k to 600k and about 1970 sf.

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

Banks Likely to Ramp Up Foreclosures

More borrowers are expected to lose their homes to foreclosure as the nation's largest mortgage companies lift their internal moratoriums on home repossessions and start to determine which troubled borrowers cannot be helped. 

The mortgage companies say the Obama administration's housing plan has given them a better idea of which borrowers they should assist, but their actions could be politically sensitive because some lenders received funds from the federal government's financial stimulus program. 

An increase in foreclosures could lead to a further decline in residential prices and put more pressure on the earnings of banks as they write off troubled loans. 

10 Questions to ask inspector

http://www.hud.gov/offices/hsg/sfh/insp/inspfaq.cfm

Maybeck in 4S ranch

Phase 5A: I got 3 clients bot in this release. Prices slashed down to low 60s.

Phase 5A Estimated Close of Escrow Late Spring/Early Summer 2009

Plan 1 Berkeley – 2,797 - 3,172 sq. ft.

• Lot 716 $632,990 (1RC) Color Scheme 12

2797 sq. ft., 3 Bedrooms, Den, Loft, 2.5 Baths, Oversized 2-Car Garage

• Lot 719 $632,990 (1B) Color Scheme 9

2797 sq. ft., 3 Bedrooms, Den, Loft, 2.5Baths, Oversized 2-Car Garage

• Lot 732 $677,990 (1RXC) Color Scheme 11

3172 sq. ft., 3 Bedrooms, Den, Loft, 3.5 Baths, Oversized 2-Car Garage & Guest Suite

Plan 2 Bingham - 3,180 – 3,438 sq. ft.

• Lot 715 $662,990 (2B); Color Scheme 7

3180 sq. ft., 3 Bedrooms, Loft, 3.5 Baths, Oversized 2-Car Garage

• Lot 730 $699,990 (2RXD) Color Scheme 2

3438 sq. ft., 3 Bedrooms, Loft, 4.5 Baths, Oversized 2-Car Garage &

Guest Suite

Plan 3 Lawson - 3,252 – 3,700 sq. ft.

• Lot 733 $667,990 (3B) Color Scheme 8-SOLD

3252 sq, ft. 4 Bedrooms, 4.5 Baths, Oversized 3-Car Garage

• Lot 717 $712,990 (3XA) Color Scheme 5

3700 sq. ft., 4 bedrooms, 5.5 Baths, Oversized 3-Car Garage &

Guest Suite

Plan 4 Wallen - 3,481 – 3,525 sq. ft.

• Lot 718 $677,990 (4RC) Color Scheme 11

3525 sq. ft., 4 Bedrooms, Playroom, 4.5 Baths, 3-Car Garage

• Lot 731 $682,990 (4A) Color Scheme 6

3481 sq. ft., 4 Bedrooms, Playroom, 4.5 Baths, 3-Car Garage

• Lot 734 $688,240 (4RA) Color Scheme 5

3481 sq. ft., 4 Bedrooms, Playroom, 4.5 Baths, 2-Car Garage

Phase 5B (close of escrow on Nov/Dec 09)

Phase 5B Estimated Close of Escrow November/December 2009

Plan 1 Berkeley – 2,797 - 3,172 sq. ft.

• Lot 723 $632,990 (1B) Color 9 NOW $604,990

2797 sq. ft., 3 Bedrooms, Den, Loft, 2.5 Baths, Oversized 2-Car Garage

• Lot 726 $632,990 (1RC) Color 11 NOW $609,990 RESERVED

2797 sq. ft., 3 Bedrooms, Den, Loft, 2.5Baths, Oversized 2-Car Garage

• Lot 729 $637,990 (1B) Color 8 NOW $609,990 RESERVED

2797 sq. ft., 3 Bedrooms, Den, Loft, 2.5 Baths, Oversized 2-Car Garage

Plan 2 Bingham - 3,180 – 3,438 sq. ft.

• Lot 722 $657,990 (2RD); Color 1 NOW $629,990

3180 sq. ft., 3 Bedrooms, Loft, 3.5 Baths, Oversized 2-Car Garage

• Lot 725 $699,990 (2D) Color 1 NOW $639,990

3180 sq. ft., 3 Bedrooms, Loft, 3.5 Baths, Oversized 2-Car Garage

Plan 3 Lawson - 3,252 – 3,700 sq. ft.

• Lot 721 $662,990 (3C) Color 11- NOW $634,990 SOLD

3254 sq, ft. 4 Bedrooms, 4.5 Baths, Oversized 3-Car Garage

• Lot 728 $667,990 (3RC) Color 10 - NOW $639,990 SOLD

3254 sq. ft., 4 bedrooms, 4.5 Baths, Oversized 3-Car Garage

Plan 4 Wallen - 3,481 – 3,525 sq. ft.

• Lot 720 $677,990 (4RD) Color 2 NOW $649,990

3481 sq. ft., 4 Bedrooms, Playroom, 4.5 Baths, 3-Car Garage

• Lot 724 $687,990 (4RA) Color 6 NOW $659,990

3481 sq. ft., 4 Bedrooms, Playroom, 4.5 Baths, 3-Car Garage

• Lot 727 $683,240 (4A) Color 3 NOW $654,990

3481 sq. ft., 4 Bedrooms, Playroom, 4.5 Baths, 3-Car Garage

周一的local 新闻一则

Cardinal Health本周一lay off了 200.

The closely watched Case-Shiller index, which tracks prices across twenty major cities, shows that through January the crash of house prices was getting worse, not better. 让那些分析家们说着了：before it's getting better, it will get worse. 

The crash has really spread, too. Minneapolis is down 20% and Chicago 16%. San Francisco, which had held up pretty well, has now turned in spectacular fashion. Prices there have fallen 32% in the past year, worse even than San Diego or Los Angeles.

看到了吧， Even than San Diego...

Certainly there are great deals out there. It is a buyer's market. The aggressive and opportunistic can probably find the worthwhile bargains. 这个呢，我有证明，最近work on 的都是给了比较low 的offer, 但是卖主还是很卖力的一次一次的counter. 

Is there a bullish scenario for house prices? Sure. If all the government spending to turn around the economy reignites inflation in a year or two—as some predict—house prices could begin climbing again. But if the current price deflation continues, look for house prices to keep dropping.

Home mortgage rates dropped to a 52-year low this week

The Federal Reserve said that it would buy an additional $750 billion in mortgage-backed securities and $300 billion of long-term Treasurys. The so called "quantitative easing" policy essentially increases the money supply and is designed to push interest rates down, making borrowing cheaper.

Not much further to drop: Analysts say that while mortgage rates could edge a smidgen lower, they won't make any more dramatic plunges.

什么时候是买房子的最好时机BY围观生活

俺友老尤买房这事情，已经变成爱好，又变成事业了。 九十年代初，经济不好，也不耽误他在弯曲找到工作。老尤一分析，房价还有掉的可能，八九年刚经过地震，弄不好还有内伤，好区的房子动不动就上三十万也不是小数。现在PC已经饱和，没有新技术出现，高科技正被日本和亚洲四小追赶，很不看好硅谷。美国国债从80年的800亿，到现在的2千亿，要出问题。 一晃过了两年，经济变好了，老尤开始看房了，房价也开始长了，老尤有耐心，每周末去看房，说要多看，熟能生巧。几年看了一百多个，耗尽地产经纪N多个后， 他说：“我现在看高价位的房子了，好区五六十万的。” 我：“牛啊，品位钱包上段位了。” 他有些郁闷：“唉，唯一不同的就是价位，这两年一直看相同的房子。” 这时候正逢网络革命，硅谷多了十几万工作，房子盖的远赶不上工作增长。 又一晃到了98年，亚洲金融风暴，老尤说：硅谷房价必跌无疑。房价果然不升了，看着像快跌了。只是停了几个月，在老尤”倒也! 倒也!”的呼声中又攀升了，这一升就升到了科技大泡泡时代，好区房子奔百八十万去了，那时候人人都趁钱，85%买房都拍现金。 硅谷那些年光老印一年就乌央乌央的来几万，公寓爆满，又把旅馆爆满，来谷里出差的还得去几十分钟外的黑人区找按小时收钱的旅馆去，和嫖客伎女一起排队等房间，连HOMELESS SHELTER都住着新招来的投身科技革命的进步青年。 老尤说，现在每周末拿着不值那么多钱的股票去抢不值那么多钱的房子，像生活在电影里，TOTALLY SURREAL，超现实。 01年后，科技大革命失败了，九一一来了，房价开始掉了，老中海归了，老印回家找妈妈了。老尤说：跌的时候别买，等到底了，开始回升，曲线呈龙抬头状时，马上进场。现在都外包了，硅谷刘大经纪就帮海归归们卖掉了几十个房子。不但看不到下一波科技革命的迹象，还有吓人的，北加洲在朝鲜大蒲洞导弹的射程之内，已被瞄上了，两条地震带还特活跃，不看好硅谷。那时候老尤看着房价慢慢跌，利率快快跌，憧憬着抠底的那一天。 再一晃到了03年，各公司还在擂人呢，房价就不跌了，04年初，老尤经过分析，导出房价已经龙抬头的结论，赶快抄底，放上OFFER。问题是前几年来的那拨上进青年人人枕钱待发，就盼这神清气爽的这一天了，一家伙就抬上去五六万。下一个更斜呼，收了十几个OFFER，一抬就是十万。这时候，说是便宜，可容不得挑选了，闭眼摸都摸不着了，卖房的也不是傻子，一看这架式，把房子收回来囤积居奇了，USA TODAY当年还有报道这回事。 价跌如抽丝，价升如山倒。 老尤爱分析，眼看着经济好了，利率要长了。老尤说：现在我不凑这热闹，利率这样长法，今年年底房价要爆跌下去。 谁知利率越长，人们越争先恐后的去买，生怕低利息的好时候一去不回头了。房价一下高耸入云了。一位朋友说：不知道邻居卖了多少钱，只知道比要价加了一百五十万。 老尤说：不可能了，不可能了，太高了。 还一晃到了08年，这下子房价下跌了，老尤等的比八年抗战，十年动乱的时间都长了。 老尤这时候已经成了久病成医的买房大师，国债，金融，地缘政治，世界风云变幻和房价的走势的多元关系方程，研究的融会贯通，独孤求败。 老尤说：美国国债太多，如果印钱，通货膨胀，利率大涨，房价必大跌；不印钱，通货紧缩，房价必大跌，没救了。 他预言：股价都掉到96年了，房价有的掉，买房的最佳时机还遥遥无期。 可惜剩下的岁月不够一晃又一晃的了。 什么时候买房最好？ 上帝制造一个个大泡泡幻景又一个个灭掉，一会儿是买主贪婪，卖主恐慌；一会是买主恐慌，卖主贪婪，他老人家看着特解闷。 刚来硅谷时候，老美朋友说：这事儿不能多想，一闭眼就过去了。他六十年代来从俄亥俄洲来硅谷时候，被这里的房价吓了一跳，俄洲好区四万美金的房子，这里的好区居然要卖到六万！他老板对他说：一闭眼就过去了。 买房之房事，眼一闭，一睁，就过去了，嚎。 剩人曰：人算不如天算，天算不如不算。

一个星期三个客户买房

自从加州州政府加上联邦给了tax credit的政策，加之利率回落。 我有三个客户不约而同的在一周内买了新房。 买房的timing真的很重要。除了你是不是能捞到底，你自己的lease是不是要到期了，小孩是不是要上学了，老婆是不是积怨已经积的太多了，父母是不是要来享享天伦了，等等因素。 到天时地利人和自然就买了。 感叹一下。 

Banks Selling Properties in Bulk for Cheap

I read this from North county times:

Wednesday, March 18, 2009

Lenders have become so overwhelmed by the foreclosure crisis that they are starting to unload properties in bulk to investor groups at steep discounts.

Investors then flip the properties for a profit without necessarily improving the home.

For example, a unit of Citigroup, the troubled financial giant, sold a foreclosure in Temecula to an Arizona investment firm for $139,000 when comparable homes in the area were selling for $240,000 to $260,000.

The firm listed the home for $249,000, received multiple offers and the property has entered escrow, said Amber Schlieder, the real estate agent who handled the listing.

For the bank, selling in "bulks" can move those properties out of their books quickly. 

Anyway, The way banks selling their REOs is not efficient-- they get low bid when they list the properties with realtors. 

Now, all those homes will eventrully come to marke at some point. Will they force the price to come down or help stablize the price? 

Right now, there are so many agents out there got pissed off when dealing with the banks. All the short sales, bank owns...it's so hard to make a deal happen. I guess in the end, banks might be the only ones who benifit. 

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。

Another $300B

Fed announced that they will purchase $300B of treasury debt, an additional $750B of agency MBS, and another $100B of agency debt. 

The message is really clear: the Fed will fill the government debt funding gap, targeting long interest rates lower. 2 to 10 year notes will be the first victims of interest rate assault.

Inflation is on the way. Here is my thought-- downturn could be bad for some people. But inflation is bad for all of us. 

The impact to the housing market: Some people would think this is it, the bottom. If the lay offs come to an end.  

Today's financial news

O8豁出去了, treasure要印钱了

印个1Trillion买bond

说反了

应该是Fed reserve印钱买treasury

Linky

mortgage rate还要降

作为一个07年底抄底抄在半山腰的同学客观的说说4S

本文由我朋友，一位才华横溢，厨艺高超，治家有方，远近闻名的美女妈妈撰写 同期买的和比我们晚买的基本上没看到什么forclose的，买在05-07年初peak的确实有一些。目前还有4家builder的房子没有卖完，其中一个builder破产了，当时在建的一批房子眼看就完工了，就差建fence和贴外墙砖了，突然就停工了。当时那几个房子基本都卖出去了，又把deposit check还给了买家，很让人ft。其他三个builder都还只剩最后一两个phase或者正在closeout，基本就算盖完了。08年年底到眼下builder比较aggressive的降了一次价，基本上release出来的房子都很快卖完了，这一批买房的亚裔为主，亚裔存钱的能力还是强啊。萧条的感觉说实在没觉得很明显。4S的两家小学都不错，都是900多分，poway学区的中小学都带full day的pre-school，从三岁开始收，初中oak valley middle school是08年度poway API最好的一所，Del norte high 09年秋季开学，校园建设不错，希望教学质量应该也还不错。 购物比较方便，离carmel mountain的shopping center很近包括costco，4s common center的超市和一般的商店也算比较全了。离大华稍远，开车25-30分钟。搬到这里以后去Mira mesa的越南店多一点。 交通，如果在15附近上班比较方便，上15大约2miles。在5号附近上班的话，早上如果take 56转5号会比较堵。 娱乐，离UCSD离downtown都比较远，年轻人可能不会特别喜欢。不过附近搬来不少中国人，老人孩子交往比较方便，老人来了不会闷。社区气氛，社区的公园比较多，设施比较新，基本步行距离内都有park，学龄小孩子很多。逢年过节社区有不少活动，还挺热闹，这个周末有egg hunt。去年是人山人海，有兴趣的同学可以来凑凑热闹。 缺点也是很明显的，夏天比海边地区要热一些，Lot比过去的老房子要小，过去的两年内确实不如CV抗跌。 有利有弊吧，看自己的需要和承受能力做决定吧。 广大民工affordable且学区说的过去的地方也就那么几个，每个人的喜好和priority不同而已。了解什么对自己最重要是买房的第一步。支持你在合适的时间买自己最喜欢的房子

美国房价仍有下行空间

转自WSJ: Brett Arends

购房者正在焦虑地关注住房市持稳的任何迹象，同样关注的还有那些认为房市是经济关键的人。

最新公布的数据显示形势愈加黯淡。

Case-Shiller住房价格指数追踪美国20个大城市住房价格走势。该指数显示，截至1月份美国住房市场状况未见好转迹象。

即便在价格下跌之后，整体房价与工资相比仍然不便宜。。

整体房价表现已经相当低迷，1月份Case-Shiller房价指数较上年同期下滑了19%。凤凰城房价暴跌了35%，拉斯维加斯32%，迈阿密29%。房价下跌现象也在扩散。明尼阿波利斯房价跌了20%，芝加哥16%。过去房价相当坚挺的旧金山房价如今表现也令人瞩目。该市房价过去一年下挫了32%，跌幅甚至比圣地亚哥和洛杉矶还高。

Case-Shiller数据显示，过去3个月旧金山房价下跌了11%。


美国全国房价还会继续下跌多少？当然没人知道。但历史告诉我们，价格泡沫涨的越高，跌的也就越狠。

那些住房市场的所谓专业人士仍然不肯面对现实。去年年初我曾写道，即便佛罗里达和加利福尼亚的房价已经崩溃，但这些市场房价仍然虚高。

当然，住房市场肯定会有实惠交易。现在可是个买方市场。勇于冒险的人和机会主义者可能会发现物美价廉的交易。

但就住房市场整体来说，形势并不像你希望的那样光明。即便是现在，整体房价也只是回落到2003年底的水平。但当时到那个阶段的时候，住房泡沫已经膨胀得很明显了。要找到泡沫开始前的房价，你必须得回溯到2000年左右，当时整体房价比现在低了三分之一。

的确，抵押贷款利率已经跌到了4.5%-5%，位于 低的水平。但只凭藉这点下结论就太过简单化了。正如许多人所指出的，2003年到2005年的时候，美国利率水平同样处于低位。

那么房价是否会存在回升的可能？当然有。政府为扭转经济投入的所有支出在一到两年内再次引发了通货膨胀，住房价格就可能会开始再次攀升。但如果目前的价格通货紧缩延续下去，房价只会继续下滑。

长期来看，平均房价总是会随着平均盈利亦步亦趋。按这个指标来看，住房市场可能还会有不少下行空间。

同样值得注意的是，上次住房泡沫破灭的时候，市场过了大约八年时间才显现出真正强劲的复苏迹象。而这次的泡沫则要大得多。

4S Ranch新房的最低价

是我的客户买到的。 Chandeclair。 每天都有人跟他说，你买的怎么那么便宜！Listing price is $670K. But we got it for much lower price.