If you have no US credit history, some lenders offer "alternative credit" programs using rent payments, utility bills, and bank statements. Decheng can connect you with international buyer specialists.如果您没有美国信用记录，部分贷款机构提供使用租金、水电费和银行流水的"替代信用"方案。游德成可为您介绍专门服务国际买家的贷款机构。
| Item | Amount · 金额 | Note · 说明 |
|---|---|---|
| Conventional down payment | 3–20% | 3% min for first-time buyers |
| FHA loan down payment | 3.5% | Lower credit score option |
| Closing costs | 2–3% of price | Title, lender fees, prepaid items |
| Home inspection | $400–$600 | Paid during option period |
| Moving costs | $1,000–$3,000 | Local vs long-distance |
| Total cash needed (on $350K home) | $25,000–$85,000 | Depending on loan type |
Texas has no state income tax — this is a significant advantage vs California, New York, or Illinois buyers. It also means your qualifying income goes further here than in most states.德州没有州所得税，这是相比加州、纽约或伊利诺伊州买家的重大优势。这也意味着您的收入在这里比大多数州有更强的购买力。
I ask every client to rank their top 5 priorities before we look at a single home. When you're standing in a beautiful kitchen it's easy to forget that it's in the wrong school zone. Written priorities keep us focused.我会在看任何房子之前，请每位客户列出最重要的5个优先事项。当您站在漂亮的厨房里时，很容易忘记它在错误的学区。书面优先事项帮我们保持专注。
In competitive markets, homes get multiple offers. Strategies that help: escalation clauses, larger option fee, flexible closing date, waiving minor repairs. Decheng knows which levers matter most in each situation.在竞争激烈的市场，房子会收到多个报价。有效策略包括：阶梯报价、更高诚意金、灵活过户日期。游德成了解每种情况下哪些因素最关键。
Never waive the inspection — even on new construction. Decheng has seen new homes with significant issues invisible to the naked eye. The $400–$600 inspection fee is the best insurance you can buy. 永远不要放弃房屋检查——即使是新房。检查费$400-$600是您能购买的最值得的保险。
Houston has experienced major flooding events. Always check the FEMA flood map AND ask neighbors about historical flooding — even Zone X homes can flood. Decheng flags all flood history during property searches.休斯顿曾经历多次重大洪水事件。务必查看FEMA洪水地图并询问邻居历史洪水情况——即使是X区的房子也可能被淹。游德成在找房过程中会提示所有洪水历史。
Wire fraud is common in real estate. Always verify wiring instructions by calling your title company directly using a number from their official website — never from an email. Scammers intercept closing emails and change wire instructions.房产电汇诈骗十分普遍。过户前务必通过官网电话直接联系产权公司核实汇款信息——永远不要相信邮件中的账户信息。诈骗者会拦截过户邮件并篡改汇款信息。
Home is not a place — it's where your family is. 家不是一个地方——家是家人在的地方。Welcome to North Houston. Decheng and 家和 Home Realty are here for every step of what comes next.欢迎来到北休斯顿。游德成和家和 Home Realty将陪伴您未来的每一步。
Decheng You provides full Mandarin and English buyer representation — free of charge. The seller pays all agent fees.
游德成提供全程普通话和英文买方代理服务——完全免费。所有经纪费用由卖方支付。
Contact Decheng for a free, no-obligation Comparative Market Analysis. He provides an honest price — not an inflated number to win your listing.联系游德成获取免费无义务的市场比较分析。他提供诚实的价格——而不是为了赢得挂牌委托而虚报高价。
Chinese and Indian buyers typically prefer open, uncluttered spaces with neutral colors. Remove excess furniture to make rooms feel larger. A clean, airy kitchen photographs especially well for WeChat and 小红书 posts.华人和印度买家通常偏好开阔整洁、色调中性的空间。移除多余家具让房间显得更大。干净通透的厨房在微信和小红书上的照片效果尤为出色。
Decheng often finds buyers within his WeChat network before a home even hits the MLS — potentially saving you the buyer's agent commission entirely. This is unique to 家和 Home Realty in North Houston.游德成经常在房子上MLS之前就在微信网络内找到买家——可能为您节省买方经纪人佣金。这是家和 Home Realty在北休斯顿独有的优势。
| Cost Item · 费用项目 | Typical Amount · 典型金额 |
|---|---|
| Listing agent commission | 2.5–3% of sale price |
| Buyer's agent commission | 2.5–3% of sale price |
| Owner's title insurance policy | $1,500–$3,000 |
| Title company closing fee | $400–$800 |
| HOA transfer fee | $200–$500 |
| Property tax proration | Varies — credit to buyer |
| Repair concessions (if any) | Negotiated |
| Total seller costs (on $400K home) | ~$25,000–$30,000 |
Get contractor bids before agreeing to repair credits. Buyers often request $5,000 for something a contractor quotes at $800. Knowledge is leverage.在同意维修抵扣之前，先获取承包商报价。买家经常为承包商报价$800的项目要求$5,000的抵扣。了解实际成本就是谈判筹码。
| Item | Amount (example $400K sale) |
|---|---|
| Sale price | $400,000 |
| Remaining mortgage balance | −$180,000 |
| Agent commissions (5–6%) | −$22,000 |
| Title & closing costs | −$4,500 |
| Property tax proration | −$3,000 |
| Repair credits (if any) | −$2,500 |
| Estimated net proceeds | ~$188,000 |
If this was your primary residence for 2 of the last 5 years, you may exclude up to $250,000 ($500,000 married) of capital gains from federal tax. Consult a CPA for your specific situation.如果这是您过去5年中住满2年的主要住所，您最多可以免除$250,000（已婚$500,000）的联邦资本利得税。请咨询注册会计师了解您的具体情况。
Decheng You markets your home in English and Chinese — reaching buyers no other agent can access.
游德成用中英双语营销您的房子——触达其他经纪人无法覆盖的买家。