买房干货 02Buyer's guide 02
硅谷买家佣金，谁来付？Who pays the buyer's commission?
NAR新规后，买家都会面临谁来付佣金的问题。这篇用一个具体例子，带你从5个维度算清这笔账。让这笔钱花的明明白白。
👉太长不看版 TL;DR:
如果你想少出现金，多用贷款杠杆，降低交易风险，“讨好”卖家经纪，可以选择卖家付(主流选择)
如果你想低月供和地税，或者正好卡在圣何塞豪宅税边缘，可以选择买家付
我们假设卖家净到手195万，买家经纪佣金 2.5%(5万)，20%首付，5%利率，忽略卖家佣金和过户费微小差异。对比两种情况
卖家付：成交价200万，佣金含在房价里
买家付：成交价195万，房价低
1️⃣买家维度-现金vs贷款
这个是最重要的因素
💰现金:
卖家付：首付40万
买家付：首付39万+佣金 5万=44万，多掏4万cash
📅月供与利息:
卖家付：贷款160万，月供8,589
买家付：贷款156万，月供8,374，每年省2580月供，第一年省近2,000利息
🏡地税:
按1.2%税率，买家付每年省地税600
⚠️卖家付虽然月供地税高，但部分房贷利息地税可能用于抵税
为了每年省3180月供+地税，你要多锁死4万cash。哪个划算，这里就见仁见智了
2️⃣贷款维度-储备金vs估价
买家付的储备金风险：cash瞬间少4万，可能导致Closing后储备金不足，贷款被拒
卖家付的估价风险：把房价推高到2M。可能导致估价不足。到时候你可能要用cash补差价
💡所以现金少，卖家付。估价难，买家付。可以和你的贷款经纪谈谈
3️⃣卖家维度-吸引更多买家
理性的卖家通常愿意付佣金，因为这降低了买家的现金门槛，吸引更多人竞价。
羊毛出在羊身上：对于卖家，只要到手一样，他们通常无所谓
⚠️如果在San Jose，且价格刚好卡在2.3M。为了避免触发Measure E豪宅税(0.75%)，卖家更希望买家来付，用来避免1.7万多的豪宅税
4️⃣卖家经纪维度-降低风险
负责任的卖家经纪会提示每个offer的风险程度，选择风险最低的选项。
当然如果房子卖价高，也能当做卖家经纪的成功案例
5️⃣买家经纪维度-专业建议
买家经纪的目标是在合理的价格范围内，帮你顺利、稳妥地拿下房子
如果你首付紧张👉可以争取卖家付，保住现金。
如果你想做低月供税基👉建议买家付，降总价
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After NAR's new rules, every buyer faces the same question: who pays the buyer's agent's commission? Choose wrong and it can cost you $40k. Here's how to think about it across five angles.
Cash vs. loan — the big one If the seller pays, your down payment is smaller and you lean more on the loan. If you pay, the price is lower, so your monthly payment and property tax drop — but you pay roughly $40k more in cash up front.
Reserves vs. appraisal Paying it yourself drains $40k of cash, which can leave you short on reserves and risk the loan. Having the seller pay pushes the price up and risks a low appraisal you'd have to cover in cash. Short on cash → seller pays. Tight appraisal → you pay.
The seller's math Rational sellers often agree to pay, since it lowers the buyer's cash barrier and draws more bids. But in San Jose, if the price sits right at the mansion-tax line, the seller may want you to pay to avoid it.
How to choose Tight on the down payment: push for the seller to pay and keep your cash. Want a lower monthly and tax basis: pay it yourself and lower the total price. Run the numbers with your agent and lender.
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