認真的女人最美

Caravan Tour

在房地產業, 我們常說 “Advertisements don’t sell houses, Realtors sell houses.”  而Caravan Tour, 又稱 Broker Tour, 就是一個讓Realtors互相交流最新市場消息的最好方式.

Caravan Tour 將出售房屋按地區分類, 每週舉辦一次, 讓來自各家不同Brokerage的Realtors聚集在一起, 將手上剛上市或即將上市的Listing或是將手上買家尋找房子的條件說出來讓大家知道, 這樣的好處是, 當天出席的每位Agent都會先得到第一手的資料, 如果手上剛好有買家或賣家符合當天聽到的資訊, 就可以馬上帶客戶去看房子, 這樣房子很快就會有人買, 對於買賣雙方都有利.  (而For Sale By Owner的房子, 就沒有機會有這類的曝光率, 也是為什麼FSBO通常較難在最短時間賣最好價錢的因素之一)

Caravan Tour 通常是早上八點半開始, 週二是East Valley/Evergreen/South San Jose, 週三有三場Almaden/Blossom Valley, 和Los Gatos/Saratoga, 和Morgan Hill, 週四有四場North Valley/Milpitas, 和Evergreen/Silver Creek, 和Cupertino/Sunnyvale/Santa Clara, 和Gilroy, 週五有三場Campbell/Willown Glen/Rose Garde, 和Palo Alto, 和Los Altos/Mountain View.  每個聚會地點都不同 (通常是在某家餐廳), 主辦人也不一樣, 入場費金額則大同小異.

上週五我去參加了Campbell/Willow Glen/Rose Garden這區的Tour, 這是我第一次參加 Caravan Tour, 當天出席的Realtor大約近百人, 讓我大開眼界.  主持人先讓首次參加的Agents自我介紹, 然後讓手上有剛上市或是即將上市的Listing Agents向大家報告一下房子的條件及售價, 然後讓手上有買家但找不到合意房子的Agents向大家報告尋找的要件, 接著主持人會向大家報告最新市場消息, 例如三月份Single Family Home, Condo & Townhouse的庫存房子數量及售出數量, 和去年同時期的比較等等.最後就讓當天有房子參加Tour的Agent們簡短介紹一下那間房子, 然後主辦人再按照房子位置分為A, B二條路線, 每條路線則各有一車在前領隊,Realtors會共乘一台車 (不然停車會有問題), 一起出發前往看房.

我個人認為, 不論對買家或賣家而言, 其代表的Realtor有沒有固定參加 Caravan Tour是很重要的. 

對賣家而言, 有越多人來看房子越好 (包括買家和Agents, 因為每一位Agent手上都有好幾對買家), 而其Listing Agent除了在房子門口插上售屋牌子, 將房子放上MLS, 在報紙上登售屋廣告以外, 如果能放到 Caravan Tour 讓其他Realtors有機會最先看到, 並給予意見 (尤其在售價方面), 則還有機會略做修改,  因為不實際的標價只會讓房子在市場上待的更久, 待的太久的房子會讓人懷疑這間房子是不是有問題才賣不出去, 而實際上通常是售價高於市價的因素.

對買家而言, Buyer Agent可以從中得到許多剛上市或尚未上市的售屋資訊, 以及剛降價的房屋資訊, 如果買家資金夠又果斷, 很有機會在別人還沒看到房子就先送進一個讓賣家難以回絕的Offer, 而買到理想中的房子, 尤其在多人競標的情況下更有其好處.

Skin Test

這陣子噴涕打不停, 早上一起床先連打五個大噴涕, 下午不定時也會連打好幾個噴涕, 有時候去看房子都得先再屋外把噴涕打完才好意思走進去, 而且這種大噴涕已經打到讓我的耳朵都不太舒服, 加上後來連眼睛都開始酸癢, 讓我不得不去看醫生.

從保險公司裡的名單下去找, 發現沒有耳鼻喉科, 不過有過敏氣喘科 (allergy and asthma), 我的情況已經維持好一陣子, 所以馬上選了一間離家近的診所 (South Bay Allergy and Asthma Group)預約門診.  我今天去看醫生, 做了Skin Test, 一共測驗近百種項目, 以前我只是心裡猜測, 直到今天終於可以證實我到底對什麼東西過敏了.

護士先在我背上畫一個12x8的格子, 然後將五大類96種不同的Trees, grasses, weeds, perennial inhalants, molds分別刺在各個格子上, 然後等待十五分鐘看結果.  剛刺完就開始有癢的感覺, 護士特別叮嚀不能抓.  十五分鐘後, 護士進來記錄結果, 不但記錄嚴重性, 還將皮膚過敏反應畫圖 (皮膚浮腫程度), 最後由醫生解釋說明.

光是樹就分26種, 而其中除了Cedar, Juniper, Redwood, Pine, Willow這五種我沒反應之外, 其他樹種的過敏反應還挺大的, 而Grasses則分有11種, 我對其中五種有中等反應, 其他六種則沒有反應.  而Weeds則分有17種, 我全部都有中等到強烈的反應.  而Molds則分有16種, 而我只對三種有反應.  剛好我家今年要做landscape, 這張過敏名單剛好可以拿給設計師參考, 可以避免我家後院種植我會過敏的植物.

而在perennial inhalants這一項共分24種,  測驗結果證實我對日常生活中的某些項目是嚴重過敏的, 例如灰塵 (House Dust), 貓毛, 狗毛, 塵蟎 (Dust Mite), 棉花籽 (Cottonseed), Histamine, 蟑螂 (Cockroach).  前三種是我自己心裡有數, 但是後面四種倒是新發現.  醫生建議我用熱水洗床罩/被單/枕頭套, 每週洗一次, 然後使用Dust mite proof cover將床墊, 枕頭, 棉被等等套起來, 可以降低對塵蟎的過敏反應.

過敏反應的藥物治療有分三類, 藥丸, 鼻子噴霧, 過敏注射.  醫生說如果我不排斥的話, 實際上鼻子噴霧比藥丸有效, 若非必要, 不需要選擇注射.  而實際上也證明鼻子噴霧對我有效, 因為當時醫師教我如何使用鼻子噴霧, 我照做, 從我下午離開診所到晚上睡覺前都不曾打噴嚏, 我實在應該早點去看醫生的.  不過醫生給我的眼藥水卻不太有用, 因為點了幾次眼睛還是一樣酸癢.

醫生說藥丸或是鼻子噴霧, 都在過敏反應發生前就固定使用的效果會比較好, 所以他建議我從一月到六月每天噴一次, 預防勝於治療. 每一週還可以上他們的網站看看Pollen Counts.

Turning Point

這週二和週三, 馬克和我去Monterey參加Buffini的Turning Point Retreat.

1986年, Brian Buffini 帶著$92從愛爾蘭移民到美國, 在那之前, 上面五代都是油漆工, 不過不是普通的油漆工喔! 他記得他的祖父的名片上只有公司名字和祖父的名字, 沒有電話或地址, 也不做廣告, 但是客人還是源源不絕的上門, 因為, 祖父對他的油漆工作的要求很高, 高過客人的期待, 而每當他的父親及他自己完成一件油漆工作, 祖父只會問他們一句話: Would you put your name to that? 如果你不敢, 你就必須重漆, 而這個做事理念跟隨著Brian來到美國, 也被用於往後他所從事的房地產業上.

身為一位Realtor, Brian是成功的, 但是他希望能將他的成功祕訣和大家分享, 更重要的是, 他的祕訣不僅適用於房地產業, 當你仔細探究之後會發現, 其實各行各業都適用.  1995年他創立了 Buffini & Company, 這是一家Coaching Company, 教導大家如何以口耳相傳的口碑來贏得由朋友顧客的推薦 (Work by Referral), 如何做時間管理好讓我們的工作變得更有效率, 如何將你的支持者和旁觀者分類, 如何藉由你的支持者來讓你的生意蒸蒸日上…等等.

Work by Referral可以讓你將到處尋找下一個客戶的時間省下來, 而將這些時間專注在那些認同你的客戶上, 因為物以類聚, 當你有一票有相同理念的支持者, 而這些支持者會非常樂意的將你強力推薦給所有他認識的人的時候, 那力量是強大的, 也只有透過這樣的能量, 才能在工作時數不變下, 產能大幅增加. 和理念相同的客戶工作是一件非常愉快的事, 因為客戶重視我所提供的服務和建議, 我也樂於提供更多更好的附加價值, 這才是我想要的雙贏局面.   

Coaching program基本上是提供Accountability, 每二週一次, 每次半小時, 一開始先幫助你設定行程表, 將該做的事照重要順序排列, 找出誰是你的支持者, 鼓勵你努力結識新朋友, 增加人脈, 接著確認你有做到每二週所立下的計畫, 如果在工作上遇到困難, 他們也會協助你找出問題癥結.  就像上健身房一樣, 如果只有自己一人, 是比較容易怠惰, 如果有人從旁協助鼓勵叮嚀, 大部分的人都會做的更好.

我們倆從這研討會當中學習很多, 我們把握每次二十分鐘的休息時間去結識其他出席的人, 不要小看所謂 “同文化“ 的力量, 當來自不同公司或領域的人湊在一起, 得知都參加Buffini活動的時候, 大家就變得好像認識很久一樣的熱絡.  即使最後一天回程的路上我們到Gilroy outlet購物的時候, 在店裡遇上掛著Buffini的名牌的人, 都會笑著打招呼, 這種影響力真是不可思議.

所以當我們結束二天的研討會, 在回程的路上, 馬克和我認真的討論是否應該加入Coaching program, 因為是一筆不小的開銷, 也只有當我們二人都決定全心投入的時候, 這錢才花的值得, 我知道, 這將是我們兩人的一個Turning Point.

所以, 親愛的支持者, 從四月份開始, 我每個月會打一通電話給你, 目的是問候你, 看看你有沒有收到每個月我寄出的資訊, 順便提醒你留意周遭朋友對房地產方面的需求, 所以請不要拒絕接聽我的電話 (哈哈哈)！如果你沒有接到我的電話, 請打電話來質詢我為何沒打電話給你, 這樣我就更有動力了! 當然, 如果有機會也想找你們出來吃午飯, 分享彼此在生活上的喜怒哀樂, 給彼此加油打氣, 因為我希望大家都過的幸福快樂.

“Keep away from people who try to belittle your ambitions.  Small people always do that, but the Real Great make you feel that you, too, can become Great!”    -Mark Twain

ps. 這場二天二夜的活動, 我們住在The Monterey Hotel, 一個歷史古蹟飯店, 沒有電梯, 高屋頂, 寬板Trim piece, 有中庭, 房間內部擺設很簡單, 地點很好, 網路價格很好, 週三下午有Farmer's market.

Open House

上周日下午, 我們在San Jose市區的一個Condo大樓 “Park Townsend” hosted a open house. 

Park Townsend算是一個High end Condo building, 2/2, 1563 SqFt, HOA$327, 二年新, 二個室內地下停車位 and the asking price was $685,000. 非常棒的一個居住環境, 開放式廚房, 寬敞的客廳和用餐空間, 還有一個小陽台可以放咖啡桌椅和烤肉架.  大樓出去就是Light rail, 很方便, 在室內其實蠻安靜的, 鄰居年紀從三十幾到六十幾都有, 而且感覺上都非常友善 (因為很多鄰居進來參觀).

這篇文章是想和大家分享幾點一般賣家可能忽略的地方.

對賣家我有幾個建議:
1. 如果你的Listing agent說他會登報廣告, 不論是登售屋廣告或是Open house廣告, 你一定要向他要一份廣告當天的報紙, 因為這會影響來看屋的人潮, 對賣家而言, 最怕的就是房子沒有人來看, 沒人來看房子怎麼賣的掉呢.

2. 每次Open house不一定都是Listing agent host, 有時候是由同辦公室的同事host, 這倒無妨, 但是賣家最好事先問清楚哪一天會有open house, 從幾點到幾點, 是Listing agent本人或是同事, 如果是同事, 賣家可以假裝是鄰居去看看自家的open house, 看看Flyer的設計製作, 看看沿路引導的指標是否清楚, 看看Hosting agent對於來訪的客人的態度.    

3. 賣家應該要Check out MLS, 看看你的Listing agent有沒有將你家相關的重要資料輸進去, 資料是否正確無誤, 因為這些都會影響到你.  我看過有地址拼錯, 售價多一個零, 學校資訊是空白, 房間數和衛浴數相反…等等, 這些都會影響到其他買家Agents在搜尋資料時, 會不會看到你的房子. 

4. 以目前的售屋市場情況, 賣家如果還住在屋內 (若是房客更慘, 因為多數都不肯配合), 如果沒有Professional Staged, 如果限制可以看房的時間, 如果又Over priced, 這房子鐵定要在市場上放個上百天.  所以, 賣家如果無法搬家, 起碼要將室內的個人東西減至最少, 能放到storage or garage最好, 因為東西一多就覺得房子小. 另外投資點錢在Professional Staging, 因為大部分的買家無法想像他們住在那個房子裡, 他們需要靠專業的人來創造一個美好環境, 引導他們的想像力, 而且研究數據顯示, 有 Staged 比沒有 Staged 的房子售價要高, 且時間較短. 其實賣家應該找機會去看看別人的Open house,  比較一下有 Staged 和沒有 Staged 的房子, 哪一個比較吸引人? 如果賣家可供Agents帶客人看房的時間不夠彈性, 有的限制11點之後, 有的限制晚上6:30之前, 有的要24小時前預約, 你想想, 你的房子怎麼會賣的掉呢?

Open house是一個好方式尋找專業及投緣的agents (不論買方或賣方).  買家和賣家可以從Flyer, street sign, refreshment, 穿著, 問問題…等等來看agent是否充分準備.  如果你常去逛Open house, 我相信你可以看出好壞之間的差別.    

總而言之, 如果你的房子是交給專業盡責的agent賣, 我相信他們會做的很好, 如果你不確定你的agent是否專業盡責, 這篇文章剛好給你一個機會查證, 因為售價有可能是一個房子在市場上呆上百天的原因, 但那也許只是其中一個原因.

如果有買家對這間房子有興趣, 請和我連絡.

法國家庭式晚餐

週六晚上, 我們夫妻和另一對美國朋友受邀到一對美法聯姻的朋友家共享晚餐, 這是我第一次見識法國家庭典型的周日午餐的盛況.  據那位法國太太說, 在法國, 周日午餐是家人聚會的例行公事, 一吃三小時是常有的事, 而我們週六晚餐也從七點半吃到凌晨, 他們五個人喝掉五瓶紅酒和一瓶香檳 (我只喝了一杯香檳), 真是大開眼界.

晚餐過程是先從客廳開始, 一些橄欖, 餅乾麵包等小零嘴搭配香檳, 聊聊天敘敘舊,  然後上餐桌開始用餐.  先上一些簡單的前菜, 烤蝦, 麵包, 類似義大利Pesto的東西, 然後上主菜, 當天女主人做了Boeuf Bourguignon (法式燉牛肉), 搭配泰國香米飯, 然後上各式起士和沙拉和麵包, 然後是甜點, 不但每一餐吃完都得收走所有的餐盤和刀叉, 然後換另外一套新的, 每一餐都有一瓶酒搭配, 看似平常, 卻是標準的慢食晚餐, 而且份量由個人自取. 

我比較不習慣的是, 每一餐的間隔時間, 除了我們和男主人還在原位繼續聊天, 其他人都會突然不見, 後來我才知道原來他們都跑到外面抽煙去了.  當天有四位美國人, 一位法國人和一位台灣人, 由於我們和那對美法聯姻的朋友都有到異國居住的經驗, 而另一對美國朋友也有四處旅遊, 出差的經驗, 大家聊天的話題可是天南地北, 非常精彩豐富有趣, 而且大家分享不同的角度看法, 我相信每個人都從彼此的談話中學到什麼.

我們的台美異國婚姻, 不但讓彼此認識許多來自台灣和美國的朋友, 也讓我們結交許多其他異國婚姻的朋友, 不論是俄國日本, 美國法國, 瑞典中國, 台灣法國, 台灣英國, 台灣美國, 台灣義大利, 台灣比利時, 台灣加拿大, 台灣日本, 台灣中國, 越南中國…等等, 而這些朋友也都在世界各地居住過, 每次聚會都因為彼此豐富的生活經驗而受益良多.   

錢很好賺?

在我踏進房地產這行之前, 從來沒想過房地產是一個 “好賺” 的行業.  反而是當別人得知我是做房地產的時候, 他們的第一個反應不外乎是-- 那好好賺, 或是, 那你賺很多錢囉…之類的.  但是老實說, 如果我的目的是要找一個 “容易賺” 或 “很好賺 “的工作, 房地產絕對不在名單上, 而原因有很多. 

房地產業真的很好賺嗎?  在我對這一行投入越多, 了解越多之後發現, 房地產並沒有比任何一個行業好賺或容易賺, 不過它和所有行業的銷售工作一樣, 是一個比較 “有機會” 賺很多錢的工作.  放眼望去, 在科技業, 醫藥業, 汽車業, 保險業…不論哪一行, 替公司賺錢的部門一定是業務銷售部門 (Sales), 相對的, 做業務有績效壓力, 也只有績效好的業務人員才領有較高的薪資及獎金.

當一窩蜂的人跑到大陸搶灘, 面對親友詢問時, 總是因為難以抗拒對方的期待而報喜不報憂, 導致所有不知情的人都以為, 到大陸工作很好賺, 但是實際上真的賺錢的, 尤其真的賺到很多錢的, 畢竟是少數, 但是後浪推前浪, 人還是一票票的前往.  同樣的情況也可以套用在房地產業上.

我和馬克是花了一年去社區大學拿完三堂課 (三個月一堂) 後, 才去考執照 (詳情請看9/20/06文章). 但是數十年來, 進入房地產業的 “門檻” 實在低的讓人難以置信, 只要 “報名” Real Estate Principle 就可以花$25考執照, 考過了就送出 “有條件式執照” 申請 (18個月內要再完成另外二堂課才可轉正式), 繳個三千多塊各式各樣的費用 (明細請看Become a Realtor), 就可以開始經手一般人一輩子最大的一筆消費.  也因為入門太容易, 吸引各式各樣的人去考, 而許多人考執照也只是拿來當備胎, 而不是認真的將其當作一個事業在經營.

光是Santa Clara County, 幾乎每三人就有一人有地產執照, 這比例高的驚人, 但是真正全職工作的有多少? 真正賺到錢的有多少? 執照得來太容易, 就比較不在乎, 反正弄臭了就拍拍屁股走人, 而真正傷害到的, 不論資歷深淺, 是那些真正以此維生的人. 這一群有執照的人中, 有至少一半的人一年做不到三件交易, 那你覺得這些人還會花時間花錢去上課做進修嗎? 

讓我來分享地產人員的薪資明細, 也許在你了解之後, 你對 “房地產很好賺” 這個觀點會有不同的想法.

每一筆房地產交易, 主要參與人員有四個: 賣方 (Seller), 賣方代表 (Listing agent), 買方 (Buyer), 買方代表 (Seller’s agent).

佣金由賣方支付, 通常是6% (某些情況也有5% or 7%), 賣方代表和買方代表對分, 然後買賣代表再依比例和公司分.

讓我拿一間七十萬的房子來做例子, 假設我是買方代表, 工作計時器是從買方簽下Buyer and Brokerage Agreement 開始, 從我開始帶買方看房, 短則二個月, 長則六至十二個月, 這一段時間都是沒錢領的, 一直要等到買方交屋, 我才拿到$10,500的支票 (假設是1.5%).  但別高興的太早, 因為這不是實拿的錢.

1. 先扣25-35%所得稅 (假設是28%), 剩下$7,560
2. 再扣掉工作上的支出, 包括公司月雜費, E&O業務疏失保險費, NAR, CAR, SCCAOR等組織的會費, Lockboxes & Key, Promotion & Marketing費用, 上課進修費用, 汽油錢, 電話費…等等, 
3. 最後還要再扣掉個人生活上的支出, 包括房貸, 車貸, 三餐, 治裝費, 退休金, 健康保險…等等, 如果有剩, 才有錢可以存, 或者編列旅遊計畫

(第二項的工作支出可多可少, 像那些一年做沒幾件交易的Agents可能開銷很少, 可能沒有投保 E&O業務疏失保險費, 可能沒有加入 NAR, CAR, SCCAOR等組織,  可能沒有太多Promotion & Marketing費用, 可能沒有花錢去上課進修, 汽油電話的開銷也許不多, 也許公司免費給的第一盒名片就用很久, 這樣比較下來, 留在他們口袋的錢可能比較多吧).

而以上的金額是在投入二至十二個月後的所得, 你還會覺得很好賺嗎?  萬一買家看了六個月的房子, 結果改變心意不買房子了, 我們可是一毛都沒得拿的喔! 也許你會說, Self-Employee有很多花費是可以抵稅的, 話是沒錯, 但是也要在收入大於支出的情況下, 才有辦法將部份支出抵稅啊.

房地產業是沒有底薪, 沒有固定月薪, 沒有公司幫你投保, 沒有401k更別提Match, 沒有產假, 育嬰假, 病事假, Sabbatical等公司福利.  總言之, 沒有交屋 (不管買或賣), 就沒有錢領.  這也就解釋為什麼房地產業有那麼多人有執照, 但是真正賺大錢的是極少數, 卻也因為 “有機會” 賺大錢這個想法, 才吸引許多人, 在沒有經過深思熟慮, 就急忙跳入, 最後戰亡的人多, 你卻從來不曾聽他們提起. 殊不知, 房地產業也是法律訴訟最多的一個行業, 身為Agent的人, 如果沒有小心仔細的注意每一份合約, 每一個環節, 在不久的將來, 可能會讓自己以及我們所代表的客戶身陷訴訟.

我對自己有原則和要求, 我對這份工作有理想和熱情, 為了維持下去, 我也必須對客戶有所取捨.  I don’t work for just any one, neither should you! 對於理念不同的客戶, 我也必須拒絕, 因為我不想勉強自己為這樣的客戶工作, 而最後討厭這份工作, 討厭自己.  尤其當初我踏進這行就沒想過錢的事, 我享受的是Hunting的過程, 因為我相信, 只要我認真做事, 誠懇待人, 錢自己會來.    

1031 Exchange

我們公司 (Keller Williams Realty-簡稱KW) 每個月都提供各式各樣的講座, 主題涵蓋範圍很廣, 目的在於幫助所有的Agents, 不論資歷深淺, 都可以不斷吸取最新資訊, 因為法律會改, 稅法會變, 各種新的理財資訊也不斷出現, Agents 本身一定要不斷進修才能跟上現實環境, 才能提供客戶最新最適合的建議.

今天的講座是有關1031 Exchange.

想要以房地產做投資工具的人, 或是自住宅增值太多的人, 或是擁有租賃房屋多年的人, 都應該多了解一下1031 Exchange的規定, 也許可以幫你省下很多稅喔!

1031 Exchange 是一種合法的延遲繳稅 (Tax Deferred) 的方式, 也許你會說: 我遲早要繳稅, 但是我投資在房地產1031 Exchange所賺的錢, 我卻享受不到.  這話聽起來好像挺有道理的, 但實際上卻不然, 因為還是有其他方式可以讓你最後是不用繳一毛稅, 或者讓你付最少的稅但提早拿到所賺的錢.

1031 Exchange 有以下幾種交換方式:

1. 延遲交換 (Delayed Exchange): 先賣再買, 是最常見且簡單的一種
2. 綜合交換 (Combination Exchange): 住辦混合住宅, Duplex一邊出租一邊自住, 農地上的自住宅, 此類須由會計師CPA來界定自住宅和可以交換部份的比例
3. 建造交換 (Construction/Improvement Exchange)
4. 反向交換 (Reverse Exchange)
5. 綜合反向交換 (Reverse Combination Exchange)

頭二項是一般人比較常遇到的情況, 後三項的情況特殊, 且有其他限制, 不在此攢述, 有需求的人私下寫email給我.

1031 Exchange的基本要件有三大點:

一. 要是同屬性的地產 (Like-kind property)
只要是以下六種地產皆符合規定:
1. Rental houses
2. Lands or Ranch
3. Office building
4. Apartments
5. TIC
6. 30-Years leases

二. 在45/180天之內 (Strict time period, 45/180 rule), 以及符合數量或額度限制
當決定要開始做地產交換, 規定是要在45天內確認 (Identify) 要買的新地產標的, 在180天內完成交屋 (COE). 並且符合以下其中一點的限制:
1. 任何三個符合市價的地產 (3 properties of any fair market value)
   你可以買上述所列的六項裡, 任何一到三個, 合乎市價的地產 
OR
2. 所購買的地產價格不得超過所賣出的地產的二倍 (Doesn’t exceed 200% of the values of the relinquished properties)
    如果賣掉的地產是五十萬, 你可以購買五十萬或以上, 但不超過一百萬的地產

三. 同等或更高的價值 (Equal value or greater, include equity)
所購買的地產要和所賣出的地產等值或更高, 包括增值的部份

講了那麼多, 來舉個例子吧.

先知道稅法部份: 聯邦稅對資本收益課稅的最高欄位是25%, 州稅最高是10%.

假設我是投資客, 賣掉一間Fully depreciated property後, 賺了二十萬, 而最慘的情況下, 這二十萬是需要繳35%的稅 ($70,000), 扣掉七萬塊的稅後, 我只剩下十三萬可以再做其他投資.  但是如果我是用1031 Exchange的方式賣掉房子, 我就可以把那二十萬拿去買另外一間等值或更高的房子, 雖然我沒拿到一毛錢, 但是能夠把原本要繳稅的錢拿來再賺更多錢豈不更好!

如果有人想把目前的自住宅拿來做1031 Exchange也是可行的, 而且有可能省更多稅,但是最好增值的部份有超過五十萬比較適合, 並且有幾個時間上的規定需要加以注意.   

舉個例子:

假設我和我先生的自住宅是三十年前以十萬買的, 目前已經增值到一百萬, 如果我們現在賣掉, 扣掉已婚五十萬的免稅額 (Exception), 我還有四十萬淨值需要繳稅  (35%的話要繳$140,000).  如果我想避掉該繳的十四萬稅, 我可以把自住宅出租一年後再以1031 Exchange方式賣掉, 不但可以照樣享受已婚五十萬的免稅額, 那十四萬的稅也暫時不用繳. (要享受單身二十五萬/已婚五十萬的免稅額, 在過去五年要住滿二年以上才得以享受; 要使用1031 Exchange, 必須在賣屋之前作為Rental property最少一年).

當然這些都只是一些簡單的例子, 僅供餐考.  因為實際上每個人的情況都可能略有不同, 所以最好是先和會計師談談, 然後找專做1031 Exchange的公司做進一步的諮詢, 是較為妥當的.

攝影課: SF Full Moon Workshop

昨天是我第一次參加Photography Workshop, 這個由Light Fantastic策劃的攝影活動主題是滿月, 地點是在舊金山的Marin Headlands, Front Baker and Palace of Fine Art.

這次運氣不錯, 參加的人數不多, 舊金山的天氣不錯, 所以可以得到老師一對四的教學, 以及美麗的舊金山夜景.  我們四點四十五分在Marin Headlands集合, 先由老師講解今天的課程和拍攝地點, 然後各自散開挑選拍攝位置. Marin Headlands這個位置是俯瞰金門大橋, 非常壯麗, 我們先從白天的金門大橋開始拍, 然後拍太陽落下, 然後拍月亮升起.

然後我們開車到金門大橋下, 一處叫Fort Baker的地方,  可以仰望金門大橋, 角度不同, 感覺就不一樣.  這裡不但可以清楚看到明亮的滿月在海裡面的投影, 還可以看到Bay Bridge及舊金山市區的燈光美景.  這裡看來還是撈螃蟹的好地方, 因為有好多越南人在這裡投網撈螃蟹喔.

最後我們開車到Palace of Fine Art, 這還是我第一次來呢.  投射燈把建築照的像歐洲一樣, 是夜攝的好地方.  當天我們拍到快十一點 (晚上) 才離開, 等我到家都凌晨了, 雖然隔天起來腰痠背痛 (因為攝影背包很重), 但是等我將所有相片上傳到Flickr後看, 覺得非常值得.

USA Travel

* U.S. state sales taxes list http://www.taxadmin.org/fta/rate/tax_stru.html
http://thestc.com/STrates.stm
(No sales tax States are Alaska, Delaware, Montana, New Hampshire and Oregon)
* Premium Outlets http://www.premiumoutlets.com/ (NY: Woodbury , S. CA: Desert Hills)
* Secaucus Outlet  http://www.secaucusoutlets.com/ in New Jersey
* Century 21         http://www.c21stores.com/tsio.htm in New York
* Worldwide Factory Outlet Centers  http://www.outletsonline.com/oc.html

* National Farmer's Market    http://www.farmersmarket.com/
* Flea Market Guide   www.fleamarketguide.com
* World Longest Yard Sale   http://www.127sale.com/

* Town USA       http://www.town-usa.com/
* Google Maps   http://maps.google.com/maps

* AAA :   Main page : http://www.aaa.com
            N. CA page : http://www.csaa.com/index-anonym.asp
* 美國天氣 http://www.wunderground.com/
              http://www.weather.com/index.html
* Air Tickets/Hotel/Rental Car
*http://www.bt-store.com/
*http://www.mobissimo.com
*http://www.sidestep.com/
*http://www.kayak.com
   http://www.orbitz.com/
   http://www.expedia.com/
   http://www.quikbook.com/
   http://www.cheaptickets.com
   http://www.hotwire.com/index.jsp
   http://www.hotels.com/index.jsp
   http://www.avis.com/AvisWeb/home/AvisHome
* Name your Price     http://tickets.priceline.com
* Sky Auction           http://www.skyauction.com/?adref=LowestFare
* Top 20 Travel Deal  http://top20.travelzoo.com
* Las Vegas              http://www.lasvegas.com/
*世界旅遊     408-954-1695~6  楊小姐/周先生   2F, 792 Barber Lane, Milpitas (環球廣場側)
*萬達旅行社 408-996-8588 元先生 
*中華旅行社 408-973-8888
*永來旅行社 408-946-8668

* 全球民宿資訊網      http://www.ubbinfo.com/portal/
* Worldwide B&B        http://www.bedandbreakfast.com/
* Worldwide Lodging  http://www.virtualcities.com/

Top 10 Eco-Hotel

#10: Finca Rosa Blanca Country Inn Santa Barbara de Heredia, Costa Rica (near San Jose)
www.finca-rblanca.co.cr
Costa Rica Expeditions  www.costaricaexpeditions.com

#9: Hotel Triton  San Francisco, Calif.  www.hoteltriton.com

#8: Papoose Creek Lodge Cameron, Mont. www.papoosecreek.com

#7: Arbor House Inn Madison, Wis. www.arbor-house.com

#6: Hotelito Desconocido Jalisca, Mexico www.hotelito.com

#5: Jackson Lake Lodge Moran, Wyo. www.gtlc.com

#4: Dobson House Taos, N.M. www7.taosnet.com

#3: Sheraton Rittenhouse Square Hotel Philadelphia, Pa. www.sheratonphilly.com

#2: The Keeper's House Inn Isle au Haut, Maine www.keepershouse.com

#1: Half Moon resort Montego Bay, Jamaica, West Indies www.halfmoon-resort.com

The Insider's List : Episode FLINS-203 

Yosemite Hotels ~
Yosemite Lakes 209-962-0121 (about 5 minutes from park's gate)
Yosemite Westgate Lodge 209-962-5281 www.innsight.com (about 1 hr from park's gate)
The Groveland Hotel         209-962-4000  www.groveland.com (about 1 hr from park's gate)

太浩湖的網站
http://www.visitinglaketahoe.com/
http://www.virtualtahoe.com/
http://www.tahoeguide.com/tahoe/SITE/indexlisting.cfm/other/3637/0/direct
http://www.tahoe.com/

Hot Spring & SPA in Tahoe

CARSON  HOT SPRINGS

This center features one large, natural outdoor pool, and two new Jacuzzi pools. It also has six private spa rooms, some newly remodeled, all featuring hot tubs brimming with thermal spring water, and offers massage services.
1500 Hot Springs Rd. Carson City, NV (30 minutes from Heavenly, Kirkwood and Homewood) (775) 885-8844

 DAVID WALLEY’S HOT SPRINGS
Twelve and a half miles east of South Lake Tahoe, this resort features six hot mineral water pools, plus a full-service spa, fitness center and award-winning restaurant. Men’s and women’s locker rooms also feature dry saunas and steam rooms.
2001 Foothill Rd., Genoa, NV  (775) 782-8155
                  
GROVER HOT SPRINGS STATE PARK
The pool complex at this Forest Service run venue will be closed through Dec. 15 for deck replacement. When open, it features two large outdoor hot springs swimming pools. It’s always wise to call ahead for current operating hours.
Markleeville, CA (near Kirkwood) (530) 694-2249

NEPHELES
This romantic dining spot is also home to two private hot tub rooms, which boast cocktail service, towels, music and even an intercom (in case you need more libations from the bar!). The rooms are available from 2pm until the last session at 12:30am. The cost is $20 per couple and $7.50 for each additional person, and it’s always wise to make a reservation or call ahead.
1169 Ski Run Blvd., South Lake Tahoe (on the way to Heavenly)     (530) 544-8130

NORTHSTAR AT TAHOE
Guests enjoy access to a heated swimming pool, and three outdoor spas, some of which are allocated for family use and one which is adults only.
100 Northstar Dr., Truckee, CA (530) 562-0320
                  
SIERRA HOT SPRINGS
This clothing optional resort and retreat center is the more rugged sibling to the popular Harbin Hot Springs outside Sonoma. Facilities include hot pools, saunas, and an extensive menu of massages, wraps and other spa treatments. This is a members-only center, so one person in your party must have a membership, which can be purchased upon arrival, starting at $5 for one month.
521 Campbell Hot Springs Rd., Sierraville, CA  (30 minutes from Truckee) (530) 994-3773
                  
THE SPA AT SQUAW CREEK
This slopeside resort spa with lift service to and from the mountain just got even more luxurious, with a recently completed $1.5 million renovation. The revamped venue now features a new entrance, retail center, treatment rooms, locker rooms, a new relaxation room and an updated fitness facility, in addition to its deluxe menu of massage, body, facial and salon services.
400 Squaw Creek Rd., Olympic Valley, CA (530) 581-6624
                  
ONSEN SPA
For those wanting to take a break from the slopes, this full-service Aveda lifestyle salon and spa is located in Lake Tahoe’s Montbleu resort. It features a full roster of Aveda-branded treatments and services, and the product line is also available for purchase. Post spa-ification, be sure to check out the resort’s grotto-style heated indoor pool.
Montbleu Resort Casino and Spa, 55 Highway 50, Lake Tahoe, NV (866) 895-7894

 

* U.S. state sales taxes list http://www.taxadmin.org/fta/rate/tax_stru.html
http://thestc.com/STrates.stm
(No sales tax States are Alaska, Delaware, Montana, New Hampshire and Oregon)
* Premium Outlets http://www.premiumoutlets.com/ (NY: Woodbury , S. CA: Desert Hills)
* Secaucus Outlet  http://www.secaucusoutlets.com/ in New Jersey
* Century 21         http://www.c21stores.com/tsio.htm in New York
* Worldwide Factory Outlet Centers  http://www.outletsonline.com/oc.html

* National Farmer's Market    http://www.farmersmarket.com/
* Flea Market Guide   www.fleamarketguide.com
* World Longest Yard Sale   http://www.127sale.com/

* Town USA       http://www.town-usa.com/
* Google Maps   http://maps.google.com/maps

* AAA :   Main page : http://www.aaa.com
            N. CA page : http://www.csaa.com/index-anonym.asp
* 美國天氣 http://www.wunderground.com/
              http://www.weather.com/index.html
* Air Tickets/Hotel/Rental Car
*http://www.bt-store.com/
*http://www.mobissimo.com
*http://www.sidestep.com/
*http://www.kayak.com
   http://www.orbitz.com/
   http://www.expedia.com/
   http://www.quikbook.com/
   http://www.cheaptickets.com
   http://www.hotwire.com/index.jsp
   http://www.hotels.com/index.jsp
   http://www.avis.com/AvisWeb/home/AvisHome
* Name your Price     http://tickets.priceline.com
* Sky Auction           http://www.skyauction.com/?adref=LowestFare
* Top 20 Travel Deal  http://top20.travelzoo.com
* Las Vegas              http://www.lasvegas.com/
*世界旅遊     408-954-1695~6  楊小姐/周先生   2F, 792 Barber Lane, Milpitas (環球廣場側)
*萬達旅行社 408-996-8588 元先生 
*中華旅行社 408-973-8888
*永來旅行社 408-946-8668

* 全球民宿資訊網      http://www.ubbinfo.com/portal/
* Worldwide B&B        http://www.bedandbreakfast.com/
* Worldwide Lodging  http://www.virtualcities.com/

Top 10 Eco-Hotel

#10: Finca Rosa Blanca Country Inn Santa Barbara de Heredia, Costa Rica (near San Jose)
www.finca-rblanca.co.cr
Costa Rica Expeditions  www.costaricaexpeditions.com

#9: Hotel Triton  San Francisco, Calif.  www.hoteltriton.com

#8: Papoose Creek Lodge Cameron, Mont. www.papoosecreek.com

#7: Arbor House Inn Madison, Wis. www.arbor-house.com

#6: Hotelito Desconocido Jalisca, Mexico www.hotelito.com

#5: Jackson Lake Lodge Moran, Wyo. www.gtlc.com

#4: Dobson House Taos, N.M. www7.taosnet.com

#3: Sheraton Rittenhouse Square Hotel Philadelphia, Pa. www.sheratonphilly.com

#2: The Keeper's House Inn Isle au Haut, Maine www.keepershouse.com

#1: Half Moon resort Montego Bay, Jamaica, West Indies www.halfmoon-resort.com

The Insider's List : Episode FLINS-203 

Yosemite Hotels ~
Yosemite Lakes 209-962-0121 (about 5 minutes from park's gate)
Yosemite Westgate Lodge 209-962-5281 www.innsight.com (about 1 hr from park's gate)
The Groveland Hotel         209-962-4000  www.groveland.com (about 1 hr from park's gate)

太浩湖的網站
http://www.visitinglaketahoe.com/
http://www.virtualtahoe.com/
http://www.tahoeguide.com/tahoe/SITE/indexlisting.cfm/other/3637/0/direct
http://www.tahoe.com/

Hot Spring & SPA in Tahoe

CARSON  HOT SPRINGS

This center features one large, natural outdoor pool, and two new Jacuzzi pools. It also has six private spa rooms, some newly remodeled, all featuring hot tubs brimming with thermal spring water, and offers massage services.
1500 Hot Springs Rd. Carson City, NV (30 minutes from Heavenly, Kirkwood and Homewood) (775) 885-8844

 DAVID WALLEY’S HOT SPRINGS
Twelve and a half miles east of South Lake Tahoe, this resort features six hot mineral water pools, plus a full-service spa, fitness center and award-winning restaurant. Men’s and women’s locker rooms also feature dry saunas and steam rooms.
2001 Foothill Rd., Genoa, NV  (775) 782-8155
                  
GROVER HOT SPRINGS STATE PARK
The pool complex at this Forest Service run venue will be closed through Dec. 15 for deck replacement. When open, it features two large outdoor hot springs swimming pools. It’s always wise to call ahead for current operating hours.
Markleeville, CA (near Kirkwood) (530) 694-2249

NEPHELES
This romantic dining spot is also home to two private hot tub rooms, which boast cocktail service, towels, music and even an intercom (in case you need more libations from the bar!). The rooms are available from 2pm until the last session at 12:30am. The cost is $20 per couple and $7.50 for each additional person, and it’s always wise to make a reservation or call ahead.
1169 Ski Run Blvd., South Lake Tahoe (on the way to Heavenly)     (530) 544-8130

NORTHSTAR AT TAHOE
Guests enjoy access to a heated swimming pool, and three outdoor spas, some of which are allocated for family use and one which is adults only.
100 Northstar Dr., Truckee, CA (530) 562-0320
                  
SIERRA HOT SPRINGS
This clothing optional resort and retreat center is the more rugged sibling to the popular Harbin Hot Springs outside Sonoma. Facilities include hot pools, saunas, and an extensive menu of massages, wraps and other spa treatments. This is a members-only center, so one person in your party must have a membership, which can be purchased upon arrival, starting at $5 for one month.
521 Campbell Hot Springs Rd., Sierraville, CA  (30 minutes from Truckee) (530) 994-3773
                  
THE SPA AT SQUAW CREEK
This slopeside resort spa with lift service to and from the mountain just got even more luxurious, with a recently completed $1.5 million renovation. The revamped venue now features a new entrance, retail center, treatment rooms, locker rooms, a new relaxation room and an updated fitness facility, in addition to its deluxe menu of massage, body, facial and salon services.
400 Squaw Creek Rd., Olympic Valley, CA (530) 581-6624
                  
ONSEN SPA
For those wanting to take a break from the slopes, this full-service Aveda lifestyle salon and spa is located in Lake Tahoe’s Montbleu resort. It features a full roster of Aveda-branded treatments and services, and the product line is also available for purchase. Post spa-ification, be sure to check out the resort’s grotto-style heated indoor pool.
Montbleu Resort Casino and Spa, 55 Highway 50, Lake Tahoe, NV (866) 895-7894

 

#10: Finca Rosa Blanca Country Inn Santa Barbara de Heredia, Costa Rica (near San Jose)
www.finca-rblanca.co.cr
Costa Rica Expeditions  www.costaricaexpeditions.com

#9: Hotel Triton  San Francisco, Calif.  www.hoteltriton.com

#8: Papoose Creek Lodge Cameron, Mont. www.papoosecreek.com

#7: Arbor House Inn Madison, Wis. www.arbor-house.com

#6: Hotelito Desconocido Jalisca, Mexico www.hotelito.com

#5: Jackson Lake Lodge Moran, Wyo. www.gtlc.com

#4: Dobson House Taos, N.M. www7.taosnet.com

#3: Sheraton Rittenhouse Square Hotel Philadelphia, Pa. www.sheratonphilly.com

#2: The Keeper's House Inn Isle au Haut, Maine www.keepershouse.com

#1: Half Moon resort Montego Bay, Jamaica, West Indies www.halfmoon-resort.com

The Insider's List : Episode FLINS-203 

Yosemite Hotels ~
Yosemite Lakes 209-962-0121 (about 5 minutes from park's gate)
Yosemite Westgate Lodge 209-962-5281 www.innsight.com (about 1 hr from park's gate)
The Groveland Hotel         209-962-4000  www.groveland.com (about 1 hr from park's gate)

太浩湖的網站
http://www.visitinglaketahoe.com/
http://www.virtualtahoe.com/
http://www.tahoeguide.com/tahoe/SITE/indexlisting.cfm/other/3637/0/direct
http://www.tahoe.com/

Hot Spring & SPA in Tahoe

CARSON  HOT SPRINGS

This center features one large, natural outdoor pool, and two new Jacuzzi pools. It also has six private spa rooms, some newly remodeled, all featuring hot tubs brimming with thermal spring water, and offers massage services.
1500 Hot Springs Rd. Carson City, NV (30 minutes from Heavenly, Kirkwood and Homewood) (775) 885-8844

 DAVID WALLEY’S HOT SPRINGS
Twelve and a half miles east of South Lake Tahoe, this resort features six hot mineral water pools, plus a full-service spa, fitness center and award-winning restaurant. Men’s and women’s locker rooms also feature dry saunas and steam rooms.
2001 Foothill Rd., Genoa, NV  (775) 782-8155
                  
GROVER HOT SPRINGS STATE PARK
The pool complex at this Forest Service run venue will be closed through Dec. 15 for deck replacement. When open, it features two large outdoor hot springs swimming pools. It’s always wise to call ahead for current operating hours.
Markleeville, CA (near Kirkwood) (530) 694-2249

NEPHELES
This romantic dining spot is also home to two private hot tub rooms, which boast cocktail service, towels, music and even an intercom (in case you need more libations from the bar!). The rooms are available from 2pm until the last session at 12:30am. The cost is $20 per couple and $7.50 for each additional person, and it’s always wise to make a reservation or call ahead.
1169 Ski Run Blvd., South Lake Tahoe (on the way to Heavenly)     (530) 544-8130

NORTHSTAR AT TAHOE
Guests enjoy access to a heated swimming pool, and three outdoor spas, some of which are allocated for family use and one which is adults only.
100 Northstar Dr., Truckee, CA (530) 562-0320
                  
SIERRA HOT SPRINGS
This clothing optional resort and retreat center is the more rugged sibling to the popular Harbin Hot Springs outside Sonoma. Facilities include hot pools, saunas, and an extensive menu of massages, wraps and other spa treatments. This is a members-only center, so one person in your party must have a membership, which can be purchased upon arrival, starting at $5 for one month.
521 Campbell Hot Springs Rd., Sierraville, CA  (30 minutes from Truckee) (530) 994-3773
                  
THE SPA AT SQUAW CREEK
This slopeside resort spa with lift service to and from the mountain just got even more luxurious, with a recently completed $1.5 million renovation. The revamped venue now features a new entrance, retail center, treatment rooms, locker rooms, a new relaxation room and an updated fitness facility, in addition to its deluxe menu of massage, body, facial and salon services.
400 Squaw Creek Rd., Olympic Valley, CA (530) 581-6624
                  
ONSEN SPA
For those wanting to take a break from the slopes, this full-service Aveda lifestyle salon and spa is located in Lake Tahoe’s Montbleu resort. It features a full roster of Aveda-branded treatments and services, and the product line is also available for purchase. Post spa-ification, be sure to check out the resort’s grotto-style heated indoor pool.
Montbleu Resort Casino and Spa, 55 Highway 50, Lake Tahoe, NV (866) 895-7894

 

#10: Finca Rosa Blanca Country Inn Santa Barbara de Heredia, Costa Rica (near San Jose)
www.finca-rblanca.co.cr
Costa Rica Expeditions  www.costaricaexpeditions.com

#9: Hotel Triton  San Francisco, Calif.  www.hoteltriton.com

#8: Papoose Creek Lodge Cameron, Mont. www.papoosecreek.com

#7: Arbor House Inn Madison, Wis. www.arbor-house.com

#6: Hotelito Desconocido Jalisca, Mexico www.hotelito.com

#5: Jackson Lake Lodge Moran, Wyo. www.gtlc.com

#4: Dobson House Taos, N.M. www7.taosnet.com

#3: Sheraton Rittenhouse Square Hotel Philadelphia, Pa. www.sheratonphilly.com

#2: The Keeper's House Inn Isle au Haut, Maine www.keepershouse.com

#1: Half Moon resort Montego Bay, Jamaica, West Indies www.halfmoon-resort.com

The Insider's List : Episode FLINS-203 

Yosemite Hotels ~
Yosemite Lakes 209-962-0121 (about 5 minutes from park's gate)
Yosemite Westgate Lodge 209-962-5281 www.innsight.com (about 1 hr from park's gate)
The Groveland Hotel         209-962-4000  www.groveland.com (about 1 hr from park's gate)

太浩湖的網站
http://www.visitinglaketahoe.com/
http://www.virtualtahoe.com/
http://www.tahoeguide.com/tahoe/SITE/indexlisting.cfm/other/3637/0/direct
http://www.tahoe.com/

Hot Spring & SPA in Tahoe

CARSON  HOT SPRINGS

This center features one large, natural outdoor pool, and two new Jacuzzi pools. It also has six private spa rooms, some newly remodeled, all featuring hot tubs brimming with thermal spring water, and offers massage services.
1500 Hot Springs Rd. Carson City, NV (30 minutes from Heavenly, Kirkwood and Homewood) (775) 885-8844

 DAVID WALLEY’S HOT SPRINGS
Twelve and a half miles east of South Lake Tahoe, this resort features six hot mineral water pools, plus a full-service spa, fitness center and award-winning restaurant. Men’s and women’s locker rooms also feature dry saunas and steam rooms.
2001 Foothill Rd., Genoa, NV  (775) 782-8155
                  
GROVER HOT SPRINGS STATE PARK
The pool complex at this Forest Service run venue will be closed through Dec. 15 for deck replacement. When open, it features two large outdoor hot springs swimming pools. It’s always wise to call ahead for current operating hours.
Markleeville, CA (near Kirkwood) (530) 694-2249

NEPHELES
This romantic dining spot is also home to two private hot tub rooms, which boast cocktail service, towels, music and even an intercom (in case you need more libations from the bar!). The rooms are available from 2pm until the last session at 12:30am. The cost is $20 per couple and $7.50 for each additional person, and it’s always wise to make a reservation or call ahead.
1169 Ski Run Blvd., South Lake Tahoe (on the way to Heavenly)     (530) 544-8130

NORTHSTAR AT TAHOE
Guests enjoy access to a heated swimming pool, and three outdoor spas, some of which are allocated for family use and one which is adults only.
100 Northstar Dr., Truckee, CA (530) 562-0320
                  
SIERRA HOT SPRINGS
This clothing optional resort and retreat center is the more rugged sibling to the popular Harbin Hot Springs outside Sonoma. Facilities include hot pools, saunas, and an extensive menu of massages, wraps and other spa treatments. This is a members-only center, so one person in your party must have a membership, which can be purchased upon arrival, starting at $5 for one month.
521 Campbell Hot Springs Rd., Sierraville, CA  (30 minutes from Truckee) (530) 994-3773
                  
THE SPA AT SQUAW CREEK
This slopeside resort spa with lift service to and from the mountain just got even more luxurious, with a recently completed $1.5 million renovation. The revamped venue now features a new entrance, retail center, treatment rooms, locker rooms, a new relaxation room and an updated fitness facility, in addition to its deluxe menu of massage, body, facial and salon services.
400 Squaw Creek Rd., Olympic Valley, CA (530) 581-6624
                  
ONSEN SPA
For those wanting to take a break from the slopes, this full-service Aveda lifestyle salon and spa is located in Lake Tahoe’s Montbleu resort. It features a full roster of Aveda-branded treatments and services, and the product line is also available for purchase. Post spa-ification, be sure to check out the resort’s grotto-style heated indoor pool.
Montbleu Resort Casino and Spa, 55 Highway 50, Lake Tahoe, NV (866) 895-7894

 

Yosemite Hotels ~
Yosemite Lakes 209-962-0121 (about 5 minutes from park's gate)
Yosemite Westgate Lodge 209-962-5281 www.innsight.com (about 1 hr from park's gate)
The Groveland Hotel         209-962-4000  www.groveland.com (about 1 hr from park's gate)

太浩湖的網站
http://www.visitinglaketahoe.com/
http://www.virtualtahoe.com/
http://www.tahoeguide.com/tahoe/SITE/indexlisting.cfm/other/3637/0/direct
http://www.tahoe.com/

Hot Spring & SPA in Tahoe

CARSON  HOT SPRINGS

This center features one large, natural outdoor pool, and two new Jacuzzi pools. It also has six private spa rooms, some newly remodeled, all featuring hot tubs brimming with thermal spring water, and offers massage services.
1500 Hot Springs Rd. Carson City, NV (30 minutes from Heavenly, Kirkwood and Homewood) (775) 885-8844

 DAVID WALLEY’S HOT SPRINGS
Twelve and a half miles east of South Lake Tahoe, this resort features six hot mineral water pools, plus a full-service spa, fitness center and award-winning restaurant. Men’s and women’s locker rooms also feature dry saunas and steam rooms.
2001 Foothill Rd., Genoa, NV  (775) 782-8155
                  
GROVER HOT SPRINGS STATE PARK
The pool complex at this Forest Service run venue will be closed through Dec. 15 for deck replacement. When open, it features two large outdoor hot springs swimming pools. It’s always wise to call ahead for current operating hours.
Markleeville, CA (near Kirkwood) (530) 694-2249

NEPHELES
This romantic dining spot is also home to two private hot tub rooms, which boast cocktail service, towels, music and even an intercom (in case you need more libations from the bar!). The rooms are available from 2pm until the last session at 12:30am. The cost is $20 per couple and $7.50 for each additional person, and it’s always wise to make a reservation or call ahead.
1169 Ski Run Blvd., South Lake Tahoe (on the way to Heavenly)     (530) 544-8130

NORTHSTAR AT TAHOE
Guests enjoy access to a heated swimming pool, and three outdoor spas, some of which are allocated for family use and one which is adults only.
100 Northstar Dr., Truckee, CA (530) 562-0320
                  
SIERRA HOT SPRINGS
This clothing optional resort and retreat center is the more rugged sibling to the popular Harbin Hot Springs outside Sonoma. Facilities include hot pools, saunas, and an extensive menu of massages, wraps and other spa treatments. This is a members-only center, so one person in your party must have a membership, which can be purchased upon arrival, starting at $5 for one month.
521 Campbell Hot Springs Rd., Sierraville, CA  (30 minutes from Truckee) (530) 994-3773
                  
THE SPA AT SQUAW CREEK
This slopeside resort spa with lift service to and from the mountain just got even more luxurious, with a recently completed $1.5 million renovation. The revamped venue now features a new entrance, retail center, treatment rooms, locker rooms, a new relaxation room and an updated fitness facility, in addition to its deluxe menu of massage, body, facial and salon services.
400 Squaw Creek Rd., Olympic Valley, CA (530) 581-6624
                  
ONSEN SPA
For those wanting to take a break from the slopes, this full-service Aveda lifestyle salon and spa is located in Lake Tahoe’s Montbleu resort. It features a full roster of Aveda-branded treatments and services, and the product line is also available for purchase. Post spa-ification, be sure to check out the resort’s grotto-style heated indoor pool.
Montbleu Resort Casino and Spa, 55 Highway 50, Lake Tahoe, NV (866) 895-7894

 

Yosemite Hotels ~
Yosemite Lakes 209-962-0121 (about 5 minutes from park's gate)
Yosemite Westgate Lodge 209-962-5281 www.innsight.com (about 1 hr from park's gate)
The Groveland Hotel         209-962-4000  www.groveland.com (about 1 hr from park's gate)

太浩湖的網站
http://www.visitinglaketahoe.com/
http://www.virtualtahoe.com/
http://www.tahoeguide.com/tahoe/SITE/indexlisting.cfm/other/3637/0/direct
http://www.tahoe.com/

Hot Spring & SPA in Tahoe

CARSON  HOT SPRINGS

This center features one large, natural outdoor pool, and two new Jacuzzi pools. It also has six private spa rooms, some newly remodeled, all featuring hot tubs brimming with thermal spring water, and offers massage services.
1500 Hot Springs Rd. Carson City, NV (30 minutes from Heavenly, Kirkwood and Homewood) (775) 885-8844

 DAVID WALLEY’S HOT SPRINGS
Twelve and a half miles east of South Lake Tahoe, this resort features six hot mineral water pools, plus a full-service spa, fitness center and award-winning restaurant. Men’s and women’s locker rooms also feature dry saunas and steam rooms.
2001 Foothill Rd., Genoa, NV  (775) 782-8155
                  
GROVER HOT SPRINGS STATE PARK
The pool complex at this Forest Service run venue will be closed through Dec. 15 for deck replacement. When open, it features two large outdoor hot springs swimming pools. It’s always wise to call ahead for current operating hours.
Markleeville, CA (near Kirkwood) (530) 694-2249

NEPHELES
This romantic dining spot is also home to two private hot tub rooms, which boast cocktail service, towels, music and even an intercom (in case you need more libations from the bar!). The rooms are available from 2pm until the last session at 12:30am. The cost is $20 per couple and $7.50 for each additional person, and it’s always wise to make a reservation or call ahead.
1169 Ski Run Blvd., South Lake Tahoe (on the way to Heavenly)     (530) 544-8130

NORTHSTAR AT TAHOE
Guests enjoy access to a heated swimming pool, and three outdoor spas, some of which are allocated for family use and one which is adults only.
100 Northstar Dr., Truckee, CA (530) 562-0320
                  
SIERRA HOT SPRINGS
This clothing optional resort and retreat center is the more rugged sibling to the popular Harbin Hot Springs outside Sonoma. Facilities include hot pools, saunas, and an extensive menu of massages, wraps and other spa treatments. This is a members-only center, so one person in your party must have a membership, which can be purchased upon arrival, starting at $5 for one month.
521 Campbell Hot Springs Rd., Sierraville, CA  (30 minutes from Truckee) (530) 994-3773
                  
THE SPA AT SQUAW CREEK
This slopeside resort spa with lift service to and from the mountain just got even more luxurious, with a recently completed $1.5 million renovation. The revamped venue now features a new entrance, retail center, treatment rooms, locker rooms, a new relaxation room and an updated fitness facility, in addition to its deluxe menu of massage, body, facial and salon services.
400 Squaw Creek Rd., Olympic Valley, CA (530) 581-6624
                  
ONSEN SPA
For those wanting to take a break from the slopes, this full-service Aveda lifestyle salon and spa is located in Lake Tahoe’s Montbleu resort. It features a full roster of Aveda-branded treatments and services, and the product line is also available for purchase. Post spa-ification, be sure to check out the resort’s grotto-style heated indoor pool.
Montbleu Resort Casino and Spa, 55 Highway 50, Lake Tahoe, NV (866) 895-7894