现在是出手买房子的时候吗？

给大家说声晚的Happy New Year， 但拜个农历早年。

2010年圣诞节去Orlando玩，通过一家网站介绍，住在一家离Disney World只有一英里，不到五分钟的旅馆，三房一厅两个厕所，包括厨房、冰箱、洗衣机、干衣机、阳台，接近1500尺，全套家具，装潢还很现代，整个一个温馨的家庭气氛，而不像旅馆，周围没有房子，只有树林和湖，坏境很好。只要$220一个晚上，还包括免费Continental早餐、健身房（比较少）、游泳池、Jacuzzi、免费去Epcot的班车。也有两房、两厕的单元（每晚$160）。三房的住6-9人应该没有问题（厅里还有一个沙发床）。

刚住进去，就特别喜欢这样的房子。一打听，才知道这家旅馆是Condo Resort旅馆，每个单元是独立拥有的，而且可以买卖，立即产生了购买一套的兴趣。这是2006年经济高峰时才建成的楼房，当时的价钱应该在20万元左右，现在的开价在10万出头，跌了50%左右。当初开发商准备建17栋（每栋五层楼），但只建了七栋就遇到经济下坡，停下来了。回来以后，与Realtor联系发现了一套Foreclosure的，最后以9万6千谈成（三房三厕），上个星期Close。

按照估计，这套房子交给管理公司管理出租（按4：6比例分收入），除掉3%左右的地产税（每个月大概300元）和Condo Association的费用（每月500元左右），应该每年有5-10%的收入比例，但是具体数据对方一定要买了以后才提供。这种房子不是Time Share，主人100%拥有房产权，可以选择不出租，还可以随时自己去住。因为小孩子都特别喜欢Orlando的Disney World，Universal，Sea World等大型公园，所以，即使不是很好的物质投资，也应该很有精神价值。

几点说明：

（a）没有做广告的意思，所以没有说明这家Condo Hotel的名称，只是想和大家分享一下这样的Deals。不知道算不算掏到宝了？虽然现在明显是买家的市场，佛州、加州、内华达州的房地产价钱都在这几年跌得很厉害，但是不知道现在的房产价格是不是已经到了谷底。。。也许Timing是最大的风险。

德州的房地产价钱相对稳定，也许对这几个州比较了解的朋友可以对此提供一点信息。

（b）从摄影角度来看，可惜的是Orlando并不是拍Landscape的好地方（缺山、石头），照鸟类也许还可以。不过附近地方很大，还有很多地方可以去探索。离东部大西洋海边也只有一个钟头的车距。遗憾当时没有给这个Condo的室内或楼景照相，只在旁边的树林、湖旁拍了几张，这些都是从这些Condo的窗户、阳台上就可以看到的景色：

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[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%就不错

[无照医生]

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.

[无忌哥哥]

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]

回复nffy2009的评论:

果酱了。Canon 5D Mark II.

[nffy2009]

照片很美呀，什么相机拍的？

[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]

回复MichaelC的评论:
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]

回复lovegoodmusic的评论:
Sure! Go to My house, click my ads, then you will be able to find my phone.

[MichaelC]

回复va_landlord的评论:

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.

[忘记你忘记我]

美国房价好便宜

[va_landlord]

回复MichaelC的评论:

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]

回复va_landlord的评论:

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

$4000 is for 10 units, right?

[袖底香]

摄影高手啊，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!