저자: KevinLee · 외국인
요약 보기
신축 주택은 옵션 업그레이드로 실제 가치보다 비싸게 사는 경우가 많고, 빌더 보증 비용이 포함되어 2년 내 손익분기 매도가 어렵다. 주변 지역의 불확실성과 빌더의 재정 압박 때문에 가격보다 옵션·부대조건 협상이 유리하며, 독립 중개인 대리, 하자 점검 시점(드라이월 전), 전속 대출 비교가 필요하다는 내용.
다듬은 글
what's up everybody today we're going to expose new construction houses new burst pro style let's go check them out new construction is something that's always super energizing and exciting when you walk into a new construction house you'll love it you fall in love right away how could you not especially when you compare to like resale homes but what is it that you don't know let's look so when new walks into a house like this and says oh my gosh they're stones on the wall there's fancy paint fancy railings this is so beautiful look at how they design this is amazing then this is the price I want in right now well a pro looks at this house and says ooh nice flooring that's a $20,000 upgrade custom cabinet color upgrade fancy pendant lights with broken light bulb upgrade backsplash upgrade stove upgrade countertop upgrade stone veneer extra can lights ceiling speakers upgrade upgrade upgrade fancy flower wallpaper upgrade light fixture with another missing bulb upgrade pattern berber carpet upgrade porcelain tile with over spray paint under your vanity upgrade tiling in your downstairs shower glass door upgrades contrasting paint color you better get used to all white unless you want to pay for an upgrade there - window coverings yeah you get some drapes if you pay for the upgrade you don't expect anything on your actual windows but you know what that's okay because right outside this window here you got the best looking vehicle you could ever ask for come on meet Kevin folks meet Kevin Ty Lee countertop sink itself you know what habited itself upper cabinet itself upper cabinets over here upgrade upgrade upgrade upgrade upgrade mosaic wall tile upgraded tub upgraded textured porcelain tile on the floor Corvette style upgrade upgrade upgrade Oh ants on your toilet that's not great to the ants must have kill the spider so this is usually where the noobs go dang it I'm stuck with carpet linoleum and white square tiles but I still like the house and I mean maybe I can collect some money for upgrades and it'll all be done and you know what this is where the pro comes in and says yeah Kevin that's exactly right the house like this is done I mean look around even if you get just carpet linoleum and you buy something like first-phase new construction and you get in early there are some benefits to buying new construction you don't have to deal with contractors coordinating all the junk that you to deal with following up and you get some pretty sweet warranties as well but let's talk a little bit more about some other things you might not know about so as I walk through this butler's pantry the pro investor says there's a little bit of risk to new construction in terms of value and my net worth where the new buyer says come on real-estate doesn't go down in value we should just be able to buy this property and all be fine and cheery well new construction comes with extra costs and a lot of it might not be realized right up front mostly when you buy new construction you're generally paying a little bit above market value for the benefit of it being new and the benefit of having builder warranties so don't kid yourself you're paying for those warranties usually it's very difficult for people to resell a new construction home and break even anytime within two years after buying a new construction property whereas if somebody bought a resale property much like buying a used car and they did a little bit of cosmetic renovation to it they can usually end up with a lot more real value nothing fake a noob looks at new construction and says sweet new neighbors new investors new parks new houses everything's new this is great an experienced investor looks at new construction and says we'll wait a minute this means the neighborhood is a relatively unknown factor that is how our marketing considerations in the neighborhood what our days on the market for reselling a property or renting a property how could this possibly affect my net worth in the future as the area starts becoming what it will be that is the neighborhood is it going to decay who's moving into it what is the median income of the buyers living in the neighborhood all of these things are unknown factors that could affect an investor's net worth even if the region itself is overall positive things to keep in mind what investing in real estate this is why investors prefer this is a hot neighborhood let's talk safety is always a big concern when it comes to investing and when investors select sizzle hot neighborhoods that have low days on the market times for renting or for sale they can be relatively safe investments obviously any investment comes with risk but investors generally like safety when they can get it that's why sizzle hot neighborhoods that have a proven reputation sell and rent fast new construction you don't have that another new mistake that noobs make is when they see new construction they just walk right in to the model homes well the pro knows that that immediately waives the buyers right to having an agent represent them see here's how this works new construction builders are obligated to cooperate with agents because they want to advertise their houses in what's known as the Multiple Listing Service so that they show up on realtor.com and websites like Zillow well the problem with that is if you don't have representation even though it doesn't cost you anything yeah the builders getting a little bit more profit but you don't have an advisor that's able to help you walk through and navigate the maze that can be new construction home purchasing and you don't have that second opinion on hey the builders doing this is this normal no another newbie thing that people say is ah they don't build houses like they used to and you know what those noobs are right houses are built way better than they used to be built look I hear things all the time like oh but they used to build houses with redwood and they were much higher quality and all this junk but here's the thing we live in California and in California we have earthquakes at least I live in California and the construction standards today are so much better the type of hardware that's installed the Prevention's for health and safety issues in terms of mold or fire risk with fire sprinklers and the mitigation of energy loss throughout houses is so much better today than it ever was in the past any contractor any builder that knows what 1950s 1920s houses are like knows that a 2018-2019 house is built way better than anything historical you know not a good one the newbies tell me is Oh new construction I don't have to worry about termites well let me tell you something new construction homes are exposed to the environment for six to twelve months at any given time new construction homes are also generally built with doug-fir which is really tasty for termites this is where that saying comes from they don't build them like they used to this is where the pros say hey well some of these 1940s homes were built with a redwood and houses that were built with Redwood kind of disgusting for termites something to know another thing newbie buyers don't know and the other reason why you want an agent when you new construction homes as well the final walkthrough is really important and so is the actual building process think about it the best time to inspect a new construction house is before the drywall is up because that's when you can see the plumbing electrical and sewer in the expensive things the best time to check it out who cares about testing the outlets on the outside of the drywall that stuff's pretty inexpensive very difficult to schedule your inspection after the drywall is up and actually expect good results and don't kid yourself this is actually another broken light bulb but that's not really what I want to say what I actually wanted to say is don't kid yourself the builders will always tell you you need to close were under deadlines we're gonna charge you more fees if you don't close on time they do that because really when you go through and your inspections and you start making your requests to the builders said please fix this before I close escrow and things like that they threaten you to close as soon as possible because the builders got a lot of debt outstanding every house that sells they can pay off a portion that debt and release new funding so they can continue to build new homes so they're really really incentivized to help finish the things that need to be finished on your house the four escrow closes the pro knows if you want the Builder to do something you get it done before escrow closes the new obsess I got a one-year warranty for fit and finish they'll take care of me I'm sure of that now here's the thing I don't want to just give you all the dirty laundry about new construction homes new construction folks can be great and it's a really exciting process to buy a new construction house and get something that you don't have to renovate they can be great for first-time homebuyers because you don't have to deal with as I always recommend like in my real estate investing course how to buy wedge deals that is buying them with disparity for under market value building in equity so you're safer and you can prevent issues like foreclosure or short sales so some of those is dramatic and crazy things but all things being equal no construction homes can be a very fun process and a great opportunity best recommendation that the pro knows is get in first phase a new for new construction usually comes in and says well i'ma negotiate the price a pro knows that the Builder is not incentivized at all to negotiate with you on price there are different incentives let's talk about that the reason the builders not interested in negotiating with you on price is it sets a bad precedent to all the people that are in escrow and the last thing the Builder wants is more cancellations because cancellations means the bank's tightening their belt and they're not given any more money for the Builder to continue doing their work banks don't like cancellations nobody likes cancellations but the Pro knows also fake coffee and the Pro knows that the way to negotiate with a builder is negotiating options and builder upgrades things like this fancy flooring and all the upgrades we talked about before that's where the Builder is most incentivized because guess where it doesn't show up it doesn't show up on the public record instead builder can show oh look we continue to have increasing sales prices makes appraisals very easy makes the banking process for the Builder very easy the banking process for future buyers very easy and overall a less stressful situation so you have to know as I always talk about in my real estate investing course when you are negotiating what is the other parties motivation for the Builder don't touch price touch the other intangibles now right now we are inside a 400 square foot studio that is detached from the main house we were just in above that houses garage and a pro investor looks at this and says yes let the Builder build this edition because the Builder is going to get it done with scale that is they're building hundreds of these additional units and they can use the same plans if I go to retrofit remodel build a guest unit I'll probably end up spending twice as much as the Builder spent so here is a case of an upgrade or the pro says I'm buying it and the new blitz and goes oh hundred grand just have four hundred square feet above the garage come on man looks like this little unit would rent for about fourteen hundred dollars a month not bad for foreigners quare feet oh yeah and the other thing is don't forget to qualify the HOA if there is a homeowner's association that they're going to allow you not only to rent the property out but make sure you check out that what your plans are actually fit with kind of what you're looking for so that is if you think the Builder says they're gonna be adding a new Park does the HOA have rules for once that park is built we're going to assess you higher fees it's usually all in what's called the public report that the builder publishes but nobody ever reads last thing is the pro investor knows the builders going to push the new construction preferred lender on to that and you know what they might end up having the best deal it is what it is and unfortunately your reputable lender that's in your circle the one that you've used in the past probably realizes that if you're going to new construction the new construction lender wins nine out of ten times on pricing but that doesn't mean you shouldn't shop them the newb goes in and says builder lender they're giving me a credit I'm in doesn't even shop around make sure to get what's called your loan estimate that's an official term now used to be called a good faith estimate check that shop your lenders and get the best pricing the other thing you don't find out about new construction is once you move in you realize who has the loud barking dogs resale you can figure this out beforehand I purposefully like to go to the old houses when I'm looking at buying them I open all the gates and I slam I'm I like different times of the day wake them up last the pro investor knows to go to a builder with a great reputation one for quality and one for following up with complaints or problems that helping solve them because the company isn't made by their initial successes it's made by how they handle failures or mistakes and how they handle customer service if you recognize this builder I support them I won't mention them because I did mention some negative things here about new construction in general but hey new construction overall by the real estate course and learn more
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