The Hamptons, located on the east end of Long Island in New York, is one of the most desirable and expensive second home markets in the United States. With its beautiful beaches, upscale villages, and proximity to New York City, the Hamptons has long attracted wealthy buyers looking for vacation homes. However, the Hamptons can also be an alluring investment opportunity for real estate investors. When approached strategically, Hamptons investment properties can provide stable cash flow from rentals during peak summer months along with strong long-term appreciation potential. However, there are also common mistakes that need to be avoided when investing in the Hamptons in order to maximize returns.
Hamptons房产价格高昂,投资回报有限
由于强劲的需求和有限的供应,Hamptons的房价一直保持在很高的水平。根据Douglas Elliman的报告,2020年Hamptons的 Median Sales Price 为120万美元,同比增长了44%。这样高昂的价格使Hamptons投资产生的潜在租金收入回报率较低,通常在3-5%左右,这对于投资型房地产来说是一个较低的收益。投资者需要考虑到价格高企的基础上获取足够的租金收入可能会面临一定困难。
没有考虑到租金收入的波动性
Hamptons的租金收入具有很强的季节性特征。每年5-9月是旺季,大多数游客和租户都会在这个时期涌入;而在非旺季,Hamptons区域则相对冷清,很难租出去。这种租金波动增加了投资的不确定性。此外,随着经济形势和市场环境的变化,租金水平也会上下波动。投资者需要在投资前对这些不确定因素做出提前评估。
低估了财产税和保险费的开支
Hamptons的房产税和保险费开支也非常高。以苏福克县为例,一个价值150万美元的住宅每年需要支付1.5万美元左右的房产税。此外还需要支付昂贵的巨灾保险。这些额外支出大幅压缩了投资产生的净收益。在投资前,一定要全面考虑各项相关税费支出的影响。
没有充分考虑到自然灾害的风险
由于临近大西洋,Hamptons面临着恶劣天气和自然灾害的风险,尤其是飓风和海岸线侵蚀。这使得巨灾保险费用居高不下。2012年的飓风Sandy对整个区域造成了严重破坏。作为投资者,必须考虑这些低概率但高影响的事件对投资产生的损失。需要制定切实可行的应急计划来降低风险。
没有考虑到退休计划的需求变化
很多人购买Hamptons的度假住宅是作为退休后的居住选择。但是当真正退休时,他们的需求和健康状况可能会发生变化,不再适合于原本购买的大型住宅。这时他们往往会将房产抛售。作为投资者,在20-30年的持有期内,一定要考虑到这类出售压力的影响。
In summary, while the Hamptons real estate market provides attractive opportunities, investors need to carefully evaluate the risks and headwinds involved before committing capital. Being realistic about expenses, income volatility, disaster risks, tax burdens and lifestyle changes will allow for better long-term capital allocation and risk management when investing in the Hamptons.