最重播时刻：租房是否让你变穷？拥有住房的真实成本是什么？大卫·巴赫

这是我们节目上多次讨论过的一个热门话题，很多来做客的理财顾问都说，拥有房产是一项糟糕的投资。

This is one of the hot topics of conversation we've had on this show several times, is many of my guests that are financial advisors say that owning a home is a bad investment.

根据我的研究和阅读你的书籍，我觉得你对此有不同的看法。

I think from what I understood from the research and from reading your books, that you feel differently about that.

是的，我的看法完全不同。

Yeah, I couldn't feel more differently.

当我们看看美国以及国外的财富在哪里创造，其实就在两个地方。

When we look at where is wealth created in the United States and also abroad, it's in two places.

一个是房产净值，另一个是股市。

It's in home equity, and it's in the stock market.

所以当你看看住房，拿一个拥有房产的人来说，我们知道现在买房很难。

So when you look at housing, and you take someone who owns a home, and we'll talk about it, I know it's hard to buy homes right now.

但当你比较拥有房产的人和租房的人，美国的房主们，请听我说。

But when you look at people who own a home versus people who rent, homeowners in America, follow this for one second.

美国的房主比租房者富裕40倍。

Homeowners in America are worth 40 times more than renters.

所以现在美国普通房主的资产超过40万美元。

So the average homeowner in America today is worth over $400,000.

但这并不能证明因果关系，也就是说，买房并不一定让他们变富，对吧？

But this doesn't establish causation, i.e. that doesn't mean that buying a home made them rich, right?

实际上确实有关系，我接下来会详细说明。

It actually does, and I'm going to go through that here.

普通租客的资产是1万美元。

So the average renter is worth $10,000.

那么为什么买房能积累财富呢？

So why does buying a home build wealth?

美国现在有多少财富在房产净值里？

And how much wealth in the United States is now in home equity?

《华尔街日报》两天前刚发了一篇关于这个的文章。

Wall Street Journal just ran an article on this, came out two days ago.

现在美国的房产净值有34万亿美元。

There's $34 trillion now in home equity in America.

这个数字比疫情前上涨了90%。

This number has gone up 90% since before COVID.

其他的钱在退休账户里，其中60%到70%是股票。

The other money is in retirement accounts, which is 60%, 70% in stocks.

现在退休账户里有45万亿美元。

There's $45 trillion now in retirement accounts.

光这两项加起来就有80万亿美元。

So those two things alone equal $80 trillion.

当你想找方向的时候，线索在哪里？

When you want to go, where are the breadcrumbs?

财富在哪里被创造？

Where's wealth being created?

其实就在我们眼前。

It's right in front of us.

现在，我们在美国面临的问题，但你看，我们现在就在伦敦。

Now, the problem that we have in the United States, but also, look, we're here in London right now.

我们在很多城市面临的问题是，房价一直涨个不停，而人们的收入却跟不上买房的成本。

The problem we have in so many cities is that real estate keeps going higher and higher and higher, and people's incomes are not keeping pace with the cost of buying a home.

所以当有人上这种节目说：“你看，你没必要买房。

So when someone comes on a show like this and says, "Look, you don't have to buy a home.

拥有房子的成本比租房还高。”

It costs more to have a house than rent."

我看过其中一个节目。

I watched one of the shows.

我不说是谁。

I won't say who it was.

这不重要。

It doesn't matter.

他们说的都一样。

They all say the same thing.

“别买房。

"Don't buy a house.

你会被困住的。

You'll be trapped.

你得交房产税，还得买保险，东西坏了还得修。

You'll have to pay real estate taxes, and you'll have to pay insurance, and things break."

他们把这些开销都列出来。

They go through all these expenses.

听起来好像，哦对，如果租房的话会更便宜。

And it makes it sound like, oh yeah, if I rent, it'll be cheaper.

不是的，你觉得租房的时候这些开销是谁在付？

No, who do you think pays these expenses when you rent?

是你。

You do.

房东最终会把这些费用转嫁给租客。

The landlord passes the cost of these expenses on to the renter, ultimately.

他们为什么要这么做？

Why do they do this?

因为买房产的人是为了投资才买的。

Because people who buy real estate buy it for an investment.

他们买它是为了投资。

They buy it for an investment.

他们不会补贴这些费用。

They're not subsidizing these costs.

所以这话很难听，尤其是你还年轻的时候。

So it's a hard thing to hear, and especially when you're young.

我有个儿子，今年22岁。

I have a son who's 22.

他在芝加哥。

He's in Chicago.

他打算搬到纽约去。

He's going to move to New York City.

他一毕业就开始工作的话，想在纽约买房会非常难。

It'll be extremely hard for him to buy a place in New York when he starts working right away.

就是会这样。

Just will be.

他可能两三年内都买不了。

He probably won't for two or three years.

很多年轻人搬到大城市后，一开始都买不起房。

A lot of young people, when they move to a major city, they can't afford to buy right away.

我像你这么大刚毕业的时候，也欠着信用卡债。

When I came out of college, like you, I was in credit card debt.

我当时欠了一万两千美元的信用卡债。

I had $12,000 in credit card debt.

我记得打开账单的时候，感觉天旋地转，心想我这辈子都还不清信用卡债了。

I remember opening up my bills and having the room spin and thinking, I'm never getting out of credit card debt.

我怎么可能买得起房子？

How am I going to buy a house?

但我最后还是做到了。

But I did.

其实我年轻的时候也不是自己买的房。

And in fact, I didn't buy a home when I was young by myself.

我是和一个好朋友一起买的。

I bought a home with a best friend.

那我第一套房子是怎么来的呢？

So how did I get my first house?

我们买的第一套房子是二十五万美元。

First house we bought was a quarter of a million dollars.

我们付了10%的首付，我和我最好的朋友安德鲁平分了这笔钱。

We put 10% down, and my best friend and I, Andrew, we split that down payment.

所以我们每人出了一万两千五百美元。

So we each put $12,500 down.

我们就是这样凑出来的。

This is how we scraped it together.

那房子完全是个需要大修的旧房子。

The house was a complete fixer-upper.

而且我们当时没有足够的钱付房贷，所以就把房间租出去了。

And we didn't have enough money to make the mortgage payments, so we rented out bedrooms.

我们让朋友来租房间，这样帮我们分担了房贷。

And we had friends rent bedrooms, and that helped us cover our mortgage.

我们就是这样凑出来的，很多年轻人都这么干。

We scraped it together, and that's what a lot of people do when you're young.

但如果你不参与买房这件事，二十多岁租房，三十多岁还租房，到了四十多岁回头一看，你什么净资产都没攒下来。

But if you don't get in the game of home ownership, and you rent in your 20s, and you rent in your 30s, you're going to turn around in your 40s and having not built any net worth.

我二十年前写《自动百万富翁》那本书的时候，到现在发生了两件事。

When I wrote "The Automatic Millionaire" 20 years ago, two things have happened since then.

股市这二十年涨了百分之六百。

The stock market has gone up, in 20 years, 600%.

对。

Okay.

所以如果你当时有十万美金，现在就变成六十万了。

So if you had $100,000, just that has gone to $600,000.

如果你买了房子，房价已经涨了400%。

If you bought a house, the house has gone up 400%.

所以当你读这本书的时候，里面有一整章是更新的成功案例。

So when you read this book, there's a whole chapter of updated success stories.

有很多普通人，每天存5块、10块、15块、20块，买了第一套房子，现在都成了百万富翁。

There are a lot of ordinary people that started saving $5, $10, $15, $20 a day, bought a starter house, and today they're millionaires.

那我是不是租房然后把钱投到股市里，比买房更好呢？

So am I not better off renting and investing in the stock market versus buying a house?

因为显然，我买房的时候，为了拿到贷款，我得付溢价。

Because obviously when I buy a house, I'm paying a premium on the house so that I can get a mortgage.

我要打破这个迷思，因为经常有人来说，'股市……'你看，我现在就可以告诉你，过去20年股市平均年回报率超过10%。

I want to bust this myth because what happens is people come on, they go, "The stock..." Look, I can tell you right now, the stock market over the last 20 years has averaged over 10% annually.

人们会说，'股市的回报比房地产高。'

People go, "The returns are better in the stock market than the real estate."

对，但这不是一个公平的比较。

Yeah, but that's not apples to apple comparison.

为什么？

Why?

当你买房地产，买房子的时候，人们通常不会全款买第一套房。

When you buy a piece of real estate, when you buy a home, people don't typically pay cash for their first house.

他们付20%的首付，剩下的80%是贷款。

They put down 20%, and they borrow the other 80%.

举个例子，比如一套20万美元的房子。

So you take an example of a, take a $200,000 home.

20万美元的房子，你投入4万。

$200,000 home, you put 40 grand in.

房子在10年内从20万涨到40万。

Home goes from $200,000 to $400,000 in 10 years.

过去五年里，很多人都经历了这种情况。

This has happened to so many people in the last five years.

自从疫情以来，美国各地都有房价上涨100%到200%的市场。

Since COVID There are markets all over the US where housing prices have gone up 100% to 200%.

所以一个人买了20万美元的房子，贷款80%，房价翻倍了，他就赚了20万美元。

So a person buys a $200,000 home, they borrowed 80%, it's doubled, so they've made $200,000 in profit.

他投入的不是20万，而是4万。

They didn't put in $200,000, they put in $40,000.

所以他的首付获得了五倍的回报。

So they got a five times return on their down payment.

他们卖房子的时候，收益不用交税。

They go to sell their house, they don't pay taxes on the gain.

因为在美国，如果你拥有房子超过两年，单身的话，有25万美元的免税收益。

Because when you own a home, at least in the United States, you own a home for over two years if you're single, you get $250,000 in tax-free gains.

如果已婚，免税收益超过50万美元。

If you're married, you get over half a million dollars in tax-free gains.

而且房贷利息还能抵税。

You get tax deductions on the mortgages.

所以人们来到这里，他们会说：“你知道吗？”

So what happens is people come here and they go, "You know what?

你不应该被束缚住。

You shouldn't be tied down.

年轻的时候要灵活一点。

You need to be flexible when you're young.

你不想承担这些责任，应该把多余的钱投到共同基金里。

You don't want to have the responsibility, and you should take the extra money and you should put it in a mutual fund."

你知道现实世界里会发生什么吗，史蒂文？

And you know what happens in the real world, Steven?

人们根本不会这么做。

People don't do that.

他们租一个比自己能负担得起的更好的公寓，然后把钱都花光。

They rent an apartment that's nicer than what they can afford, and they spend all their money.

然后到了三十五六岁，他们既没买房，也没存下钱，一点资产都没有。

And then they turn around in their mid-30s, and they have no equity because they haven't bought anything, and they also haven't saved money.

说人们会把本来可以买房的钱拿去投股市，这绝对是个彻头彻尾的谎言。

It is an absolute freaking myth that people take this extra money that they could've used to buy a house, and they're going to put it in the stock market.

他们根本不会这么做。

They don't do that.

而且，顺便说一句，这也是为什么美国的大公司都开始在全国各地买房子、建公寓，租给整整一代人，就盼着这些人永远不买房。

And that's why also, by the way, corporate America got into the game of buying up real estate all over America, houses, and building apartments to rent to an entire generation, hoping these people never buy.

十天前，特朗普站出来，基本上就是说他想让这些机构别再买下美国所有的房子了。

10 days ago, Trump came out and basically said he wants the institutions out of buying up all the homes in America.

他为什么要这么做？

Why does he want to do that?

因为他意识到，让整整一代美国人变成租客，这个问题有多严重。

Because he recognizes how serious of a problem it is to have a generation of Americans who are renters.

我跟你说，你看看普通美国人，我说的是那些普通人，你看看他们的财富都在哪儿，就在房产和股票里。

I'm telling you, when you look at average Americans, I'm talking about ordinary Americans, when you look at where their wealth is, it's in home equity and it's in the stock market.

这是我要说的最后一点。

And this is the last thing I'll say.

不管怎么说，代际财富都是通过房产积累起来的。

Generational wealth is created, for better or worse, through home equity.

你问到了因果关系的问题。

You asked the question about causation.

如果一个家庭不买房，下一代能买得起房的可能性就非常低。

If a family doesn't buy a home, the likelihood the next generation can buy a home is very low.

因为当有人去世时，房子里的钱，也就是房屋净值，往往是传给下一代的东西，这能帮助下一代买房。

Because when someone dies, the money that is in the house, that home equity, is often what transfers to the next generation, that helps the next generation buy a house.

我刚才在看一些数据，因为我希望能把我节目上来过的所有持不同意见的嘉宾都聚在一起——

I was looking at some stats here because I wish I could sit down all of the guests that have been on my show that have had a difference of opinion-

是的

Yes

……那些说买房不是好投资的人。

... and have said that buying a house is a bad investment.

那可能会是一场非常有趣的对话，对吧？

It could be a really interesting conversation, right?

那确实会是一场非常有趣的对话。

It would be a really interesting conversation.

我换了一种方式，我把他们说过的话都找出来了，然后我会给你看一些他们的观点，这样你就可以反驳他们，说说你的看法。

What I've done as an alternative to that approach is I've pulled up what they've said, and I'm going to give you some of the things they've said just so you can rebuttal them and have your say on them.

他们经常说的一句话是，美国长期来看，经过通胀调整后的房价年增长率大约只有1%。

One of the things that they often say is that long-term real inflation-adjusted home price appreciation in the US is about 1% annually.

我有一位嘉宾引用了罗伯特·席勒的数据来支持这个观点。

And one of my guests cited Robert Shiller as the evidence of that.

扣除维护费用（通常占1%到2%）、房产税（大约1%）、保险和交易成本后，实际净回报率平均下来几乎为零。

After maintenance, which usually equals 1% to 2%, property taxes, which equals about 1%, insurance, and transaction costs, the net real returns approach roughly zero on average.

所以当你说房产是个好投资时，你指的是总增值，也就是整体涨幅，还是扣除税费、维护、保险和销售成本后的净回报呢？

So when you say housing is a great investment, are you referencing the gross appreciation, which is the total appreciation, or the net returns after taxes, maintenance, insurance, and selling costs?

如果你深入研究这些数字，你会发现它们只是数字，并不反映现实情况。

So when you dig into these kind of numbers like this, what they are is they're numbers, but they're not real world.

比如，你问一个已经拥有房子20年的人，他们的净资产中有多少是房子的净值？

So when you talk to someone who owns a home today and they've owned it for 20 years, and you ask them, "How much of your net worth is now in the equity in your house?"

他们超过50%的净资产都在房子里。

Over 50% of their net worth is in their house.

你会在你的YouTube频道上看到有人，如果你看评论的话，我相信你肯定看——

You will see people on your YouTube channel that literally, if you read the comments, and I'm sure you do-

是的，我看。

I do, yeah

……有人说：“这不是真的。”

... where people say, "It's not true."

我昨天就在你的YouTube页面上看到一条评论。

I read a comment yesterday on your YouTube page.

我只知道，我买了套房子，现在价值涨了三倍半，我买房的时候租金是1200美元，如果我现在出租的话，租金能到4000美元。

All I know is I bought a house, and it's gone up in value three and a half times, and the rent when I bought the house was $1,200, and the rent today if I had that house, if I was renting it, would be $4,000.

所以，史蒂文，你得明白，租金总是会涨的。

So the thing is you have to understand is that rents always go up, Steven.

我在纽约市住了18年。

I lived in New York City for 18 years.

2001年我搬到纽约的时候，一套非常好的公寓月租大概6000美元。

When I moved to New York City in 2001, a really nice apartment was like $6,000 a month.

我离开纽约的时候，那套公寓已经涨到每月两万五千美元了。

When I left New York, that same apartment was $25,000 a month.

你算算这笔账，简直离谱。

Follow the insanity of that math.

那套公寓从两百万美元涨到了五百万美元。

Now, that apartment went from being a $2 million apartment to a $5 million apartment.

所以我可以一直租着它，但我的情况是我买了它，结果它涨了三百万美元。

So I could have been renting it, but in my case, I owned it and it went up in value $3 million.

我有朋友在纽约租了二十年房。

So I have friends who have been renting in New York for 20 years.

他们一点净资产都没攒下来。

They have built no net worth.

我在这场对话里没有任何利益关系，也就是说我不卖房地产。

I have no vested interest in this conversation, meaning I don't sell real estate.

我也不是房地产经纪人。

I'm not a real estate agent.

我又不卖房。

I'm not selling real estate.

我只是在现实生活中看到人们是怎么积累财富的。

I've just seen in the real world how people have built wealth.

这本书《自动百万富翁》里的麦金太尔夫妇，他们来我办公室的时候，身家已经有一百八十万了，他五十二岁就能退休，平均年收入才四万美元，他们的钱并不全在股市里。

The McIntires in this book, "The Automatic Millionaire," when they came into my office and they were worth $1.8 million and he was 52 and able to retire, having earned an average of $40,000 a year, all their money wasn't in the stock market.

他们在加州圣莱安德罗买了一栋房子，那是个所谓的中产阶级社区。

They had bought a home in San Leandro, California, what they called a middle-class neighborhood.

当时他们的房子大概值三十万美元。

Their home at the time was worth about $300,000.

他们已经还清了房贷，还在同一条街上又买了一栋房子。

They had paid their mortgage off, and they had bought one more house on their street.

他们把第一栋房子租出去了。

They rented the first house.

他们在同一条街上买了第二栋房子。

They bought a second house on their street.

他们把那套房子的贷款也还清了，所以两套房子都是完全拥有的，一套房子给他们带来收入，另一套房子他们自己住，没有债务，然后他们还在401计划里存了钱。

They paid that mortgage off And so they own two homes free and clear, one house they got income from, one house they lived in with no debt, and then they had saved money in their 401plan.

所以如果我是个年轻人，或者不是年轻人，是中年或老年人，把我本来要付给房子的首付，比如说我的首付是两万美元，然后我把它投到标普500指数里，长期来看，那不会比房子的总净值增长得更多吗？

So if I was a young person, or not the young person, a middle-aged and older person, who took my down payment that I was going to pay into the house of, let's say my down payment was $20,000, and I put that into the S&P 500 instead, over the long run, won't that grow larger than the total home equity, potentially?

这就是为什么指数基金理论行不通。

Here's why the index fund theory doesn't work.

你不能住在指数基金里。

You can't live inside an index fund.

你不能住在共同基金里。

You can't live inside a mutual fund.

只要你活着，你就得有个地方住。

You have to live somewhere as long as you're alive.

这是人们应该做的。

Here's what people should do.

看看你付的房租是多少。

Take a look at what you're paying in rent.

现在问你自己一个问题。

Now ask yourself a question.

如果我每个月付5000美元的房租，很多人都是这样，对吧？

If I am paying $5,000 a month in rent, which lots of people are, right?

你认识每个月付5000美元房租的人吗？

Do you know people paying $5,000 a month in rent?

是的。

Yes.

好，那他们一年就要付6万美元。

Okay, so they're paying $60,000 a year.

我们就拿这个数字来说。

Let's take that number.

所以十年下来，他们要花60万美元在房租上。

So over 10 years, they're going to spend $600,000 in rent.

这还是房租不涨的情况下。

If the rent doesn't go up.

如果房租不涨的话，20年下来，他们要付120万美元的房租。

In 20 years, they're going to spend $1.2 million in rent, if the rent doesn't go up.

30年的话，如果房租不涨，他们总共要付200万美元，但房租肯定会涨。

In 30 years, they will have spent $2 million in rent if the rent doesn't go up, but the rent does go up.

所以你得问问自己，我是不是要把这些花在房租上的钱都浪费掉，什么都不积累？

So the question you just have to ask yourself is, am I going to take all this money that I'm spending on rent and never build anything?

如果你真的觉得租房比买房好，那你还是应该考虑买点东西，然后租给别人。

And if you really believe that renting is better than owning, then you should still consider the idea of buying something then that somebody else rents.

因为我敢保证，这笔交易里肯定有人赚翻了。

Because I promise you, somebody's getting rich in the transaction.

如果你是租客，那在租房这笔交易里，赚钱的肯定不是你。

If you're the renter, you're not the one who's getting rich in the transaction of renting.

租房作为短期解决方案，确实不错。

It is a great short-term solution, renting.

但从长期来看，它并不是积累财富的好办法。

It is not a great long-term wealth-building solution.

人们经常提到的另一件事，你之前也说过，就是租房给你带来的灵活性。

The other thing that people often talk about, and you cited earlier, is the mobility that renting gives you.

你儿子刚才还在这儿呢。

Your son was here a second ago.

他今年16岁。

He's 16 years old.

很快他就到了该有自己的地方的年纪，而且他也在考虑不同的职业机会。

Soon he'll be at the age where he's got his own place, and he's thinking about different career opportunities.

而且，现在AI这么火，他可能想去旧金山，然后又可能想去——

And oh, I got AI, this big thing, so he might want to go to San Francisco, then he might want to go-

……去佛罗伦萨或者其他地方住。

... live in Florence and wherever else.

如果他买了房子，从心理和财务两方面来看，都会让你更难随着生活的机遇而搬家。

If he's bought a place, there is an interesting sort of psychological, but also financial component to the fact that it makes it harder for you to move with the opportunity of life.

而且，如果人们关于未来工作的说法是真的，即我们一生中会比过去拥有更多的职业，那么可以推测我们也会更加流动。

And if what people say about the future of work is true, that we're going to have many more careers in our lives than we did in the past, one might assume that we're also going to be more mobile.

那么，有没有一种说法认为买房可能会损害我的职业机会，影响我追求职业发展的能力呢？

And so, is there an argument to say that buying a house might hurt my professional opportunities, my ability to pursue professional opportunities?

答案可能是，对吧？

The answer is possibly, right?

但关于租房，有一点很关键。

But here's the thing about rent.

有趣的是，租房其实也是一项重大义务，对吧？

Rent's, interestingly enough, a major obligation, right?

通常你签租约时，会把自己锁定在一年的租期里。

Usually when you go and you do a lease, you lock yourself into a one-year lease.

有时候你会签两年的租约。

Sometimes you lock yourself into a two-year lease.

而当你买房时，前提是你有足够的钱去买，史蒂文。

When you buy something, and this is assuming that you have the money to buy something, Steven.

抬头看看，因为你手头有所有数据，看看在美国卖一套房子平均需要多长时间。

Look up, because you've got all the data at your fingertips here, look at what the average length of time it takes to sell a home in the United States.

你现在就上网搜一下。

Just Google that right now.

因为我要告诉你的是，在某些市场，你把房子挂出去，不到90天就能卖掉。

Because what I will tell you is in certain markets, you can put your home on the market, and you can sell it in less than 90 days.

有些市场，甚至不到30天就能卖掉。

Now, some markets, you can sell your home in less than 30 days.

很多时候，拥有房产反而比租房更灵活，这是说如果你想卖的话。

In many cases, you actually have more flexibility when you own something than when you rent, and that's if you want to sell it.

数据显示，2025年从挂牌到成交平均需要47到62天，包括挂牌16天和过户30到45天。

It says the average time from listing to sale is about 47 to 62 days from listing to closing in 2025, including 16 days on the market and 30 to 45 days to close.

那也就是不到两个月。

That's called less than two months.

即使在热门市场，从挂牌到合法售出也需要1.5到3个月，这意味着房产净值不是能快速变现的投资。

Even in hot markets, the process from putting a house on the market to legally selling it can take 1.5 to 3 months, meaning home equity isn't a quickly accessible investment.

对，但你觉得90天算快吗？

Yeah, but do you think that's pretty quick, 90 days?

不，这确实很快。

No, it is quick.

你解除租约也需要这么长时间。

It takes you that amount of time to get out of a lease.

没错。

Exactly.

所以你看，你有一处房产，可以在不到90天内转手卖掉。

So here you've got a piece of property that you can turn around and sell in less than 90 days.

不过这是在美国。

Now, this is the US.

在其他地方就不行了，比如我住在意大利。

You can't do that, like for instance, I live in Italy.

在意大利要做到这一点可能非常难。

That could be very hard to do that in Italy.

但在美国，如果你在好的市场，房产流动性很强。

But in the US, you've got something that's in a good market, it's liquid.

另外，你还可以把它租出去，对吧？

The other thing is you can rent it, right?

你其实没有被困住。

You're actually not trapped.

如果你开始积累房屋净值，稍微还一点房贷，很快你就能把房子租出去，自己还能搬家。

If you start to build equity in your home and you pay your mortgage down slightly, next thing you know, you're able to rent that property, and you can still move.

现在，人们把自己的房子拿来当Airbnb出租。

Today, people are taking their homes and they're Airbnb-ing them.

我真正希望人们得到的是财务自由的机会。

What I really want for people is the chance to be financially free.

还有一种情况，年纪大了，拥有房产就不重要了。

There's also an age at which it doesn't matter if you own.

当你年纪渐长，已经建立了财务安全，到了五十多岁、六十多岁或七十多岁，你只想旅行，不想拥有任何东西，那是人生的另一个阶段。

Once you start to get older and you've built financial security, you get in your 50s or your 60s or your 70s, and you just want to travel, and you don't want to own anything, that's a different stage of life.

所以问题就变成了，你赚的钱，以及回到那个九万小时的评论。

So the question just becomes, the money that you make, and go back to the 90,000-hour comment.

如果你一辈子工作九万个小时，你有什么计划来留住一部分钱呢？

When you work 90,000 hours over your lifetime, what's your plan to keep some of this money?

你得有一个先付给自己的计划。

You have to have a pay yourself first plan.

这必须是你的首要任务，也就是说，当你赚到钱时，第一个要付的人是你自己。

That has to be your number one priority, is that when you earn money, the first person who you're going to pay is you.

如果你说，"你知道吗？

If you say, "You know what?

我看了史蒂文，也看了大卫，还在他的节目上看到很多人，我不打算买房。"

I watched Steven, and I saw David, and I've seen a bunch of other people on his show, and I'm not going to buy a house."

好的。

Okay.

那你就得更先付给自己。

Then you have to pay yourself first more.

过去三十年，我走遍世界各地，从奥普拉的《自动百万富翁》开始。

Now, I go around the world for the last 30 years, starting with Oprah with "The Automatic Millionaire."

我在奥普拉的节目上推出了这本书，我讲到你必须每天存下相当于一小时收入的金额。

I launched this book on Oprah, and I talked about you have to save one hour a day of your income.

然后人们会在社交媒体上留言说：“我连收入的10%都存不下来。”

And people will get on these social media boards and be like, "I can't save 10% of my income."

他们会说：“我靠收入的90%根本活不下去。”

They'll tell, "I can't live off 90% of my income.

那是不可能的。

It's not possible.

我必须把所有的钱都花掉。”

I have to spend all of it."

那么，那个租房而不买房的人，本来买房是为了储蓄，显然永远不会存下钱。

Well, then that person who's renting and not buying a house, which is for savings, is clearly never going to save.

所以，买房的另一个好处是它确实需要储蓄，因为当你还房贷时，房贷的一部分是在偿还你的债务。

So the other thing about buying a house is it does require for savings because when you have a mortgage payment, part of that mortgage payment is paying down your debt.

我会教你如何使用双周房贷还款计划。

And I teach you how to use a biweekly mortgage payment plan.

所以你把30年的房贷，提前五年还清。

So you take a 30-year mortgage, and you pay it off five years earlier.

这样做能省下的钱，取决于房子的大小，光利息就能省下五万到十万美元。

And doing that can save you, depends on the size of the home, can save you $50,000 to $100,000 just in interest payments.

你刚才听到的是之前节目中重播次数最多的一段。

What you just listened to was a most replayed moment from a previous episode.

如果你想听完整的那期节目，我在下方放了链接。

If you want to listen to that full episode, I've linked it down below.

看看简介。

Check the description.

谢谢。

Thank you.