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At a time when many Americans would find it difficult to scrape up even a 10% down payment for a home, a surprising new trend has emerged. Increasing numbers of home sales are now all-cash deals.

在當(dāng)下許多美國(guó)人會(huì)感覺(jué)很難湊齊哪怕10%的購(gòu)房首付，但同時(shí)也伴隨著一個(gè)奇怪的現(xiàn)象。越來(lái)越多的房屋交易卻會(huì)采用全款交易。

In the first quarter of 2014, according to data supplier RealtyTrac, 42.7% of residential property sales in the U.S. were all-cash arrangements, up from 19.1% a year earlier.

根據(jù)地產(chǎn)交易委員會(huì)提供的數(shù)據(jù)，在2014年的第一個(gè)季度美國(guó)房地產(chǎn)交易大約42.7%是采用全款交易的，這一數(shù)據(jù)相比2013年同期上漲了19.1%。

Some of that increase represents institutional investors, defined by RealtyTrac as groups that have purchased at least 10 properties in the past year. But their piece of the action is relatively small, about 5.6% of purchases, and has actually declined from the previous year. The huge majority of all-cash buyers consists of individual investors and first- and second-home buyers.

地產(chǎn)交易委員會(huì)表示一部分機(jī)構(gòu)投資者的加入也推高了全款交易的比例， 這個(gè)群體在過(guò)去的一年至少購(gòu)買(mǎi)了10套以上的地產(chǎn)。但是他們也只是占很小的一個(gè)部分，相比前一年他們的世紀(jì)購(gòu)買(mǎi)力大約下降了5.6%。絕大多數(shù)的全款購(gòu)房者還是由個(gè)人買(mǎi)家以及第一次購(gòu)房和二手房買(mǎi)家組成。

So if you’re in the market for a property, either as an investment or as a residence, and could afford to pay cash for it, should you? Here’s a look at some of the pros and cons.

因此，假如你正在關(guān)注地產(chǎn)市場(chǎng)并且有能力全款支付，不論是投資還是自住，你會(huì)全款支付嗎？那么讓我們來(lái)看一些支持和反對(duì)的觀點(diǎn)。

Why All Cash Makes Sense           

為什么會(huì)選全款購(gòu)房？

1. You’re a more attractive buyer. A seller who knows that you don’t plan to apply for a mortgage is likely to take you more seriously. The mortgage process can be time-consuming, and there’s always the possibility that an applicant will be turned down, the deal will fall through and the seller will have to start all over again, notes Mari Adam, a certified financial planner in Boca Raton, Fla. Being ready to pay cash not only gives you an edge with motivated sellers eager to close the deal, it also helps with sellers in real-estate markets where inventory is tight and bidders may be competing for their property.

1. 你會(huì)成為一個(gè)更具吸引力的買(mǎi)家。賣(mài)家如果知道你不會(huì)申請(qǐng)房貸將會(huì)更認(rèn)真的考慮你的申請(qǐng)。因?yàn)樯暾?qǐng)房貸將會(huì)花費(fèi)大量的時(shí)間，也就意味著買(mǎi)家更有可能在這段時(shí)間反悔這筆交易，交易可能被迫中止并且賣(mài)家不得不重新去經(jīng)歷一系列的賣(mài)房流程。全款交易不僅能給買(mǎi)家達(dá)成交易會(huì)帶來(lái)優(yōu)勢(shì)，也會(huì)在房產(chǎn)市場(chǎng)庫(kù)存緊張的時(shí)候?yàn)橘u(mài)家?guī)��?lái)更高的競(jìng)價(jià)。

2.You could get a better deal. Just as cash makes you a more appealing buyer, it also puts you in a better position to bargain. Even sellers who have never heard the phrase “time value of money” will understand intuitively that the sooner they receive their money, the sooner they can invest or make other use of it.

2. 你將會(huì)得到一筆更好的交易。全款交易會(huì)讓你成為一個(gè)更具吸引力的買(mǎi)家，也會(huì)讓你在交易的過(guò)程中處于一個(gè)更好的位置。即使賣(mài)家從未聽(tīng)說(shuō)過(guò)“貨幣的時(shí)間價(jià)值”，他們也會(huì)很直觀的明白他們將很快的收到交易款，這樣他們就可以將這些錢(qián)投資或用到別的地方。

3. You don’t have to endure the hassle of getting a mortgage. Since the housing bubble and ensuing financial crisis of 2007-08, mortgage underwriters have tightened their standards for deciding who’s worthy of a loan. As a result, they are likely to request more documentation even from buyers with solid incomes and impeccable credit records. While that might be a prudent step on the part of the lending industry, it can mean more time and aggravation for mortgage applicants.

3. 你不必忍受房貸的麻煩。由于房地產(chǎn)泡沫和2007-2008年的金融危機(jī)，房貸承銷(xiāo)商收緊了標(biāo)準(zhǔn)并認(rèn)真的考慮哪一個(gè)投資者才適合貸款。結(jié)果就是他們要求買(mǎi)方提供穩(wěn)定的收入，可靠的信用記錄以及更多的文件。雖然這可能是對(duì)是否發(fā)放房貸的一個(gè)謹(jǐn)慎行為，但是它也將消耗更多的時(shí)間以及增加審批難度。

Other buyers have little choice but to pay cash. “We’ve had buyers who couldn’t get a new mortgage because they already have an existing mortgage on another house up for sale,” Adam says. “Since they can’t get a new mortgage, they buy the new property with all cash. Once the old property sells, they may place a mortgage on the new property or perhaps decide to forgo the mortgage altogether to save on interest.” 

其他買(mǎi)家別無(wú)選擇只能付全款購(gòu)房。Adam 說(shuō)“我們有許多買(mǎi)家由于他們已經(jīng)申請(qǐng)了房貸或者有房屋在出售導(dǎo)致他們沒(méi)辦法申請(qǐng)到新的房。由于這些買(mǎi)家沒(méi)法申請(qǐng)到新的貸款，他們購(gòu)買(mǎi)新的地產(chǎn)只能選擇付全款，一旦舊的地產(chǎn)出售掉之后，他們可能申請(qǐng)房貸用于購(gòu)買(mǎi)一個(gè)新的地產(chǎn)或者完全放棄抵押貸款來(lái)節(jié)省利息。”

4. You’ll never lose a night’s sleep over mortgage payments. Mortgages represent the largest single bill most people have to pay each month, as well as the biggest burden if income falls off due to job loss or some other misfortune. Years ago, homeowners would sometimes celebrate their final payments with mortgage-burning parties. Today, however, the average homeowner is unlikely to stay in the same place long enough to pay off a typical 30-year mortgage or even a 15-year one. In addition, homeowners often refinance their mortgages when interest rates fall, which can extend their loan obligations further into the future.

4. 你絕對(duì)不會(huì)因?yàn)闊o(wú)法償還貸款而失眠。償還房貸現(xiàn)在已經(jīng)變成許多人每月最大的一筆開(kāi)銷(xiāo)和負(fù)擔(dān)，如果突然丟掉了工作或則其他一些不幸因素可能會(huì)導(dǎo)致收入下降。幾年前，房主可能會(huì)舉辦一個(gè)聚會(huì)來(lái)慶祝還完最后一筆房貸賬單。今天，一般的房主不可能呆在同一個(gè)地方30年甚至15年來(lái)償還房貸。此外，房主還經(jīng)常會(huì)將他們的房子抵押給銀行在貸款利率較低的時(shí)候，以換的更好的生活質(zhì)量。

If peace of mind is important to you, paying off your mortgage early or paying cash for your home in the first place can be a smart move. That’s especially true as you approach retirement. Though considerably more Americans of retirement age carry housing debt than was the case 20 years ago, according to Federal Reserve data, many financial planners see at least a psychological benefit in retiring debt-free.

假如你覺(jué)得安穩(wěn)對(duì)你來(lái)說(shuō)特別重要，盡早的償還完你的房貸或者全款支付將是一個(gè)明智的選擇。如果你快要退休了那么更是如此。盡管考慮到20年前美國(guó)人退休時(shí)仍然在償還房貸，但是根據(jù)Federal Reserve 的數(shù)據(jù)，許多理財(cái)規(guī)劃師認(rèn)為沒(méi)有負(fù)債至少對(duì)身心是有好處的。

What You Lose

全款支付你會(huì)失去什么

1.You’ll be tying up a lot of money in one asset class. If the cash required to buy a home outright represents most of your savings, you’ll be bucking one of the hallowed rules of personal finance: diversification. What’s more, in terms of return on investment, residential real estate has historically lagged well behind stocks, according to many studies. That’s why most financial planners will tell you to think of your home as a place to live rather than an investment.

1.你會(huì)占用大朗的資金在一項(xiàng)資產(chǎn)配置中。 假如購(gòu)房的現(xiàn)金占用了你存款的大部分，你將會(huì)違背個(gè)人理財(cái)神圣規(guī)則“多元化”。更重要的是，許多研究指出在長(zhǎng)期的投資回報(bào)率分析上來(lái)看，房產(chǎn)的回報(bào)低于股市的回報(bào)。這就是為什么大部分理財(cái)規(guī)劃師會(huì)告訴你房產(chǎn)只是住宅而不是投資。

2.You’ll lose the financial leverage a mortgage provides. When you buy an asset with borrowed money, your potential return is higher – assuming the asset increases in value. For example, suppose you bought a $300,000 home that has since risen in value by $100,000 and is now worth $400,000. If you had paid cash for the home, your return would be 33% (a $100,000 gain on your $300,000). But if you had put 20% down and borrowed the remaining 80%, your return would be 166% (a $100,000 gain on your $60,000 down payment). This oversimplified example ignores mortgage payments, tax deductions and other factors, but that’s the general principle.

2. 你將會(huì)失去房貸作為你的金融杠桿。當(dāng)你借款購(gòu)置一處資產(chǎn)，你潛在的回報(bào)率將會(huì)更高－假設(shè)資產(chǎn)價(jià)值增加了。假設(shè)你購(gòu)置一個(gè)30萬(wàn)美元的房產(chǎn)增至了10萬(wàn)美元達(dá)到40萬(wàn)美元。假如你是全款支付，那么你的回報(bào)率為33％，但是如果首付20%并且80%采用貸款的話(huà)，那么你的回報(bào)率將會(huì)達(dá)到166%。這個(gè)簡(jiǎn)單的算法雖然忽略了貸款所需的利息，稅收以及其他因素，但是這是總的原則。

It’s worth noting that leverage works in the other direction, too. If your home declines in value, you can lose more, on a percentage basis, if you have a mortgage than if you had paid cash. That may not matter if you intend to stay in the home, but if you need to move, you could find yourself owing your lender more money than you can collect from the sale.

值得一提的是金融杠桿也可以使用在其他領(lǐng)域，假如你的房屋價(jià)格下降，在一定的比例上，如果你選擇房貸而不是全款支付將會(huì)損失更多。假如你打算住一直住在這里，那么這個(gè)問(wèn)題并不明顯，假如你要搬走，那么你會(huì)發(fā)現(xiàn)你欠貸款人的錢(qián)要遠(yuǎn)多余你賣(mài)房的收入。

3.You’ll sacrifice liquidity. Liquidity refers to how quickly you can get your cash out of an investment if you ever need to. Most types of bank accounts are totally liquid, meaning that you can obtain cash almost instantly. Mutual funds and brokerage accounts can take a little longer, but not much. A home, however, can easily require months to sell.

3. 你會(huì)犧牲資金的流動(dòng)性。 流動(dòng)性意味著假如你需要錢(qián)，你可以多快從你的投資中來(lái)獲得資金。大多數(shù)銀行賬戶(hù)是非常具有流動(dòng)性的，意味著在你需要的時(shí)候你可以隨時(shí)獲取資金�；�金賬戶(hù)和經(jīng)紀(jì)人賬戶(hù)可能需要久一點(diǎn)，然而房屋變現(xiàn)一般可能需要幾個(gè)月的時(shí)間。

The Bottom Line

Paying all cash for a home can make sense for some people and in some real-estate markets, but make sure you consider the downsides too.

全款購(gòu)房在一些客戶(hù)以及房地產(chǎn)市場(chǎng)當(dāng)然行得通，但是您也必須確定你考慮了它的弊端。