現在是出手買房子的時候嗎？

給大家說聲晚的Happy New Year， 但拜個農曆早年。

2010年聖誕節去Orlando玩，通過一家網站介紹，住在一家離Disney World隻有一英裏，不到五分鍾的旅館，三房一廳兩個廁所，包括廚房、冰箱、洗衣機、幹衣機、陽台，接近1500尺，全套家具，裝潢還很現代，整個一個溫馨的家庭氣氛，而不像旅館，周圍沒有房子，隻有樹林和湖，壞境很好。隻要$220一個晚上，還包括免費Continental早餐、健身房（比較少）、遊泳池、Jacuzzi、免費去Epcot的班車。也有兩房、兩廁的單元（每晚$160）。三房的住6-9人應該沒有問題（廳裏還有一個沙發床）。

剛住進去，就特別喜歡這樣的房子。一打聽，才知道這家旅館是Condo Resort旅館，每個單元是獨立擁有的，而且可以買賣，立即產生了購買一套的興趣。這是2006年經濟高峰時才建成的樓房，當時的價錢應該在20萬元左右，現在的開價在10萬出頭，跌了50%左右。當初開發商準備建17棟（每棟五層樓），但隻建了七棟就遇到經濟下坡，停下來了。回來以後，與Realtor聯係發現了一套Foreclosure的，最後以9萬6千談成（三房三廁），上個星期Close。

按照估計，這套房子交給管理公司管理出租（按4：6比例分收入），除掉3%左右的地產稅（每個月大概300元）和Condo Association的費用（每月500元左右），應該每年有5-10%的收入比例，但是具體數據對方一定要買了以後才提供。這種房子不是Time Share，主人100%擁有房產權，可以選擇不出租，還可以隨時自己去住。因為小孩子都特別喜歡Orlando的Disney World，Universal，Sea World等大型公園，所以，即使不是很好的物質投資，也應該很有精神價值。

幾點說明：

（a）沒有做廣告的意思，所以沒有說明這家Condo Hotel的名稱，隻是想和大家分享一下這樣的Deals。不知道算不算掏到寶了？雖然現在明顯是買家的市場，佛州、加州、內華達州的房地產價錢都在這幾年跌得很厲害，但是不知道現在的房產價格是不是已經到了穀底。。。也許Timing是最大的風險。

德州的房地產價錢相對穩定，也許對這幾個州比較了解的朋友可以對此提供一點信息。

（b）從攝影角度來看，可惜的是Orlando並不是拍Landscape的好地方（缺山、石頭），照鳥類也許還可以。不過附近地方很大，還有很多地方可以去探索。離東部大西洋海邊也隻有一個鍾頭的車距。遺憾當時沒有給這個Condo的室內或樓景照相，隻在旁邊的樹林、湖旁拍了幾張，這些都是從這些Condo的窗戶、陽台上就可以看到的景色：

(1)
 
(2)
 
(3)
 
(4)


(5)


(6)


(7)


(8)


(9)


(10)


(11)

[superblue]

It can be a trap. I saw another post http://bbs.wenxuecity.com/tzlc/267394.html on this site. Someone bought 2 condo for 240K years ago and now each unit is selling for $2000. read his post first before you buy it.

[three]

出租率有60-70%就不錯

[無照醫生]

照片色彩好，角度雷同

[lovegoodmusic]

Isn't true that HOA will only go up with time? In Orlando area, what is the HOA increase rate? Thanks.

[無忌哥哥]

照片太棒了！

[sotired]

the risk about the condo is its hoa fee. you don't know how its financial status is, so you might have a risk that hoa runs too high that you could not affordable. however, if hoa is stable, 5-10% margin should be ok. in austin, tx, condo price is getting up since last year, and renting rate is pretty high, the margin is about 5-10% as well. so if you only got one, should be ok.

[MichaelC]

回複nffy2009的評論:

果醬了。Canon 5D Mark II.

[nffy2009]

照片很美呀，什麽相機拍的？

[ssy0324]

There are a lot homeowners struggling for their condotels in Orlando. I guess it is a good time to buy. However, the management fee is always a deal killer.

[va_landlord]

回複MichaelC的評論:
Yes, they are regular hotel rooms. The nightly rate for now is $42. The occupancy rate varies. The three rooms I have now are almost 100% for the last three months, but, I still don't get anything as the management company are trying everything to keep the money.

[va_landlord]

回複lovegoodmusic的評論:
Sure! Go to My house, click my ads, then you will be able to find my phone.

[MichaelC]

回複va_landlord的評論:

It's really a depressing market there. I guess the outcome/price will really depend on the rent price and occupancy rate. How much is the nightly rent at your hotel? What is the average annual occupancy rate? May I also assume that your units are just hotel rooms instead of condo apartment?

[lovegoodmusic]

Dear va_landord:

Could I call you for more information about properties, please?

My number is 203-508-2704.

[忘記你忘記我]

美國房價好便宜

[va_landlord]

回複MichaelC的評論:

In Kissimme, FL, which is part of the Orlando Metro area. Right now, people are selling for $7000 each in that hotel.

Right, I had to lose $4000 each month for these 11 units, so I sold 8 bad ones and kept thee good ones.

In another hotel which is 1 mile from the Disney World gate, the one bedroom with kitchnet units are selling for $10K. They are around 600 sqft each.

You might have overpaid for your unit, but as long as you like it and enjoy it, you can keep it for a couple of years for the market to recover.

[MichaelC]

回複va_landlord的評論:

$10K each sounds really really cheap. Which state is this in?

$4000 is for 10 units, right?

[袖底香]

攝影高手啊，拍的真美

[va_landlord]

The monthly HOA and other fees are really killing. I bought 11 units in a hotel for $10K each. It used to sell for $89000 each. But right after I bought them, I found I had to pay $4000 each month for them, so I had to sell 8 of them quickly to avoid further lose. Fortunately, the 3 I still own doesn't cost me much to keep as they are the best units in the hotel.

Let us know in a month how much you make or lose.

[CactusFairy]

Wow, good deal!