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在美国工作有一段时间了，后来经过考虑，在美国买了房：一方面以后想让自己的孩子在美国读书；另一方面，交房屋贷款利息的话，就不用交个人所得税了，反正都要花钱，还不如花在自己的房子上。
回想买房的那段时间，自己也踩了很多坑，趁着有空整理出来，让大家少走一些弯路。
一般来说，美国买房有几个关键的节点：看房选房、写offer、首付贷款、房屋保险、过户交接、政府备案。
一、看房一定要看的两份文件
我去美国买房踩过的坑，希望你们不要再踩了
看房子除了逛逛房子本身，还要看和房子有关的文件。
（1）卖家披露（Seller disclosure）
这是卖家要填写的表格，里面提及房屋的详细状况：房屋年份，是否附赠家电，热水器等电器的使用时长，还有房屋通过检测之后有没有含有有害装修物质，附近环境的污染情况，是否在自然灾害影响区等。
（2）如果房子是公寓房或者商业房等，还有HOA（业主协会章程）
章程很长，几十页到几百页，里面有物业费、是否允许房屋出租、是否允许养宠物等进行详细的规定，了解之后可以避免不必要的麻烦。
看房时有些坑一定要避免：
1.有的卖家或中介会故意把价格写的很低，吸引买家去看房，造成房源特别火爆的状况，让买家之间竞争，哄抬价格。
这种价格叫“钓鱼价”，如果不是特别急着买房子，不要加入这种抢房大战，为了抢房报高价格，不然以后你会后悔。
2.出价方面可以咨询中介，但一般来说，中介会提高价格。
中介为了提高成功率，让自己的佣金多，会提议一个比较高的价格，你可以根据挂牌价和中介价，刷一刷像Zillow、trulia、Realto、RentoMeter等美国房屋估价网站，选一个比较中立的价格。
二、写买家offer
看起来各方面都满意的房子，就可以写买家offer了。买家offer一般包括：报价、付款方式、额外的约束条款、预计交易时间。
1.关于买房时机
冬天（10月以后）的时候，是买房比较好的时机。这时候卖房的人，一般比较急，而且冬天看房的人会少，这时候房价会低一些。等到春天（3月以后），价格又会重新抬高。
2.付款方式
付款方式有两种，贷款和现金。
大部分卖家喜欢现金，这样不麻烦，流程也快。对于比较急用钱的卖家，现金支付还可以商量着降低一部分房价。现金买房的话，一定要在offer里加上全款买房的证明复印件（证明你有能力全款买房）。
3.附加条件
附加条件对买卖双方起到保护作用，这里有两个附加条件一定要提！
（1）房屋检查条件（Home Inspection Contingency）：如果你的offer被卖家接受了，你就需要另行支付出价3%左右的定金，放在第三方托管账户escrow account里。如果你临时反悔，定金就会打给卖家，作为“违约金”。
新手买房，很容易忽略房屋隐患、建筑结构等需要翻修的地方。可以花几百刀找专业的验房师验房，给出详细的房屋报告：屋顶、门窗、管道等使用修理情况。
加了这个附加条件，会有两周左右的过渡期，来检查房屋和申请贷款，如果房子或者贷款有问题，并没有满足原来约定好的条件，可以重新商议价格，或者退回定金，结束交易，而不需要交违约金。
（2）估价条件（appraisal Contingency）：当银行了解你要买的房子和报价以后，会派第三方的独立房屋估价师上门，评估房屋的价值。如果估价低于你给出的报价，你要自己掏钱补上贷款的差值。
比如你要买一个100万的房子，按80%贷款，想贷款80万。结果估价师觉得房子只值90万，按80%贷款，只能贷款72万，剩下的8万要你自己补全。
如果你提出了这个附加条件，遇到这种估价不统一的情况，就可以和卖家商量着还价，还可以取消交易。
三、关于首付
美国FHA（美国联邦住房管理局提供的贷款方案）的房子首付最低可以达到3.5%，要求有一定的信用分，不过低首付的贷款利息更高，还要花几十到几百刀买贷款保险。
除此之外，一般房子的首付都是20%（针对美国本地人），而外国人在美国买房，首付要40%左右。
首付可以是自己银行账号里的钱，如果是国内转账过去的，最好放几个月再买房，这样美国银行审批的时候不会问你资金来源，减少麻烦。当然，如果你是直接现金支付，不存在这些银行审批的问题。
四、贷款
在美国没有绿卡或者没有公民化，可以申请贷款嘛？如果你在美国工作，有合法的工作签证，且信用良好、工作稳定，是可以申请贷款的，并且和本地人申请情况差不多。
如果你是在OPT工作期间，有稳定的收入，或者是有收入的博士，有工资单和税单，信用分高，也可以申请贷款。
不过一般美国的银行不给批，可以找华人银行，比如华美、国泰、汇丰银行等，不过这种情况首付要求在40%以上，利息相对高，贷款年限也比较短。
如果你是在国内的高收入人群，想在美国买房的话，也可以找华人银行贷款，而且不需要美国的信用分和在美国的收入。只要提供护照，中英文版国内收入证明，银行存款证明等。这种情况也是高首付，利率会高2%左右，审批时间也很长，大概有2个月。
如果你是现金买房，只要有钱，没什么限制。
（1）贷款需要的材料
近两个月的银行账单存款证明（证明有首付能力），最近两个月的工资单（证明有还款能力），护照、签证的复印件或照片、信用记录（这个银行自己查也行）、房屋买卖意向合同、目前居住地证明（比如写着你名字的水电费账单）。
这些材料可以打印，也可以是pdf电子版，然后发给你的贷款专员。
（2）贷款利率
贷款常见的是15年和30年，也有短至1年的。贷款周期越短，利率也越低。
像15年或者30年这种长期贷款，一般是固定利率，每个月按照固定的利率还钱就行。还有一种是浮动利率，刚开始贷款利率会比固定利率低，但是5年或者7年之后，会根据那时的利率做调整，利率可能会提高很多。
如果你只想做短期投资，在5到7年就转手，就可以选浮动利率。如果你想自住或者长期出租，又害怕风险的话，可以选固定利率。
如果你愿意一次性多支付几千刀，还可以买“贷款折扣点数”，得到比较低的“折扣利率”。
（3）贷款信用分
信用分很重要，关系到你的贷款是否会获得批准，信用分越高，一般利率也会越低。
所以，720以上的信用分很重要。平常在美国，水电费、电话费什么的都要及时交，不然会影响你的信用。
五、房屋保险
贷款审批或者过户的过程中，就可以考虑买房屋保险了，主要保障在意外情况下造成的房屋财产损失，每月保险费大概是几百刀。
这个保险建议大家买，一般贷款到后期的时候，银行也会要求你出具房屋保险证明，早做早好。
六、过户
交易过户会有产权公司作为第三方，来保证交易的安全性。在交易过户的前一天，最好再去看一下房子，以防房子发生什么变化，这也是你取消交易的最后机会。
过户之前，买家会收到一张结算单，除了首付以外，还有过户的手续费等杂项。另外，首付如果是20万，实际会多几万，包含了地产税、银行手续费、文件费、房屋评估费、房屋保险等费用。
为了安全，交易首付、过户的钱并不是直接发到卖家的账号，而是放在第三方托管账户escrow account里，产权公司确认资金到位之后，会让买卖双方签署产权转让合同，并且填写“过户信息表”，然后直接委托产权公司帮你在政府备案，解决房产税等问题。
买房是个大事，一定要充分了解，不要前期嫌麻烦，后期麻烦不断。最后祝大家都能买到自己心仪的好房子~
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