부동산 멘토 아빠가 알려주는 부린이 탈출 입문서 (2025.9)

경제적 자유를 꿈꾸는 이에게 건네는

부동산 투자의 가장 현실적인 로드맵

많은 사람들이 내 집 마련과 경제적 자유를 꿈꾸지만, 부동산이라는 단어 앞에서 쉽게 발걸음을 떼지 못한다. 복잡한 정책, 끊임없이 변하는 시장, 전세사기와 투자 실패의 뉴스는 초보자를 주저앉히기에 충분하다. 그러나 부동산은 생각보다 단순하며, 올바른 공부와 꾸준한 실천이 뒷받침된다면 누구나 다가갈 수 있는 분야다.

《부동산 멘토 아빠가 알려주는 부린이 탈출 입문서》는 바로 그 두려움을 설렘으로 바꿔주는 입문서다. 저자는 한국전력공사에서 9년 6개월간 1,600억 원 규모의 발전소 부지 매각과 자산 관리를 담당하며 체득한 실무 경험을 녹여내, 시장 흐름과 정책, 금리, 입지, 시세를 연결하는 법을 알기 쉽게 풀어낸다. 또한 인재개발원에서 후배와 동료에게 부동산 실무 강의를 진행해온 경험을 바탕으로, 누구나 따라 할 수 있는 현실적인 투자 지침을 제시한다.

이 책은 단순한 정보 전달을 넘어선다. 자녀가 부동산으로 고통받지 않기를 바라는 ‘아버지의 마음’에서 출발해, 청년, 신혼부부, 직장인, 자영업자, 주부까지 인생의 어느 지점에 있든 반드시 필요한 부동산 기초를 제공한다. 복잡한 법률 용어나 전문적인 이론 대신, 청약제도, 세금, 내 집 마련 전략, 레버리지 활용, 입지 분석 등 실생활과 밀접한 주제들을 다루며, 독자가 스스로 흔들리지 않는 기준을 세우도록 돕는다.

특히 “아는 만큼 지키고, 준비한 만큼 기회가 보인다”는 저자의 메시지는 부동산을 단순한 돈벌이 수단이 아니라, 삶을 설계하고 미래를 준비하는 과정으로 바라보게 만든다. 하루 30분씩 책을 읽고, 실거래가를 확인하며, 거주 지역을 걸으며 가능성을 발견하는 작은 실천이 인생을 바꾸는 원동력이 될 수 있음을 강조한다.

《부동산 멘토 아빠가 알려주는 부린이 탈출 입문서》는 초보자가 반드시 알아야 할 기본부터 실전 투자 전략, 절세 방법, 성공적인 거래를 위한 체크리스트까지 아우르며, 부동산이라는 낯선 세계를 누구보다 쉽게 안내한다. 부동산 투자가 두렵게만 느껴진다면, 이 책은 당신에게 경제적 자유로 가는 가장 현실적인 첫걸음이 되어줄 것이다.

지은이 : 김주천

대학원에서 법학을 전공하고, 2025년 한국전력공사 지사장으로 정년퇴직했다. 한전 본사와 부산울산본부에서 9년 6개월 동안 부동산 매각, 임대차, 세금, 개발, 자산관리 등 종합적인 기획 업무를 담당했다. 또한 한전 인재개발원에서 사내 강사로 활동하며 부동산 실무 교육을 진행했고, 본사와 전국 사업소의 자산관리 담당자들의 역량 강화를 이끌었다. 직업 훈련교사 면허를 보유하고 있으며, 사외 일반인을 대상으로 전력산업 관련 경영 교육도 맡았다. 현재는 외부 정책 포럼과 SNS 활동을 통해 폭넓은 대외 활동을 이어가고 있다.

최근 전세사기로 고통받는 청년과 신혼부부를 보며, ‘누군가는 쉽게 알려줘야 한다’라는 소명감을 갖게 되었다. 이에 실질적인 길잡이가 되기를 바라는 마음으로, 부린이 탈출을 위한 부동산 입문서를 집필했다. 더 이상 대한민국에서 부동산 기초 지식 부족으로 피해받는 이들이 없기를 바라며, 부린이들의 든든한 멘토가 되고자 한다.

프롤로그······································································································ 4

CHAPTER 01. 부동산 입문자가 꼭 알아야 할 부동산 기본 다지기

부동산 공부는 어떻게 해야 되나?······································································· 14

책에서 배우고, 현장에서 경험하라································································ 14

당신의 인생을 바꾸는 투자 습관··································································· 16

부동산 실전 경험의 첫걸음 장소··································································· 19

월급쟁이가 저축으로 부자가 될 수 있을까?··························································· 23

저축만으로는 물가의 속도를 따라잡을 수 없다·················································· 23

돈을 버는 속도와 모으는 속도를 다르게 하라···················································· 24

내 집 마련의 출발점은 청약통장에 있다······························································· 27

청약제도를 알면 내 집이 보인다··································································· 27

청약 당첨의 시작은 청약통장에 있다······························································ 28

청약 당첨, 이제는 운이 아니라 전략이다························································· 31

부동산 단계별(취득, 보유, 양도) 세금의 종류와 기준···················································· 35

부동산 투자자에게 세금 공부는 제2의 수익 창출이다·········································· 35

취득세를 알면 부동산 투자 전략이 보인다······················································· 37

비슷하지만 다른 세금, 재산세와 종합부동산세 제대로 알기··································· 42

부동산 투자의 성공은 양도할 때 완성된다······················································· 46

CHAPTER 02. 부동산 투자의 첫걸음, 내 집 마련 완전 정복

부린이가 세 번의 기회로 찾아가는 내 집 마련 전략·················································· 50

재건축과 재개발을 통한 내 집 마련 전략························································· 50

경매로 내 집 마련 전략·············································································· 57

지역주택조합으로 내 집 마련 전략································································ 64

집을 사기 전에 왜 세대분리가 필요한가?······························································ 67

세대분리를 하는 이유··············································································· 67

일반적인 세대분리 요건············································································· 70

30세 미만이 충족해야 할 소득 요건······························································· 72

부부가 공동명의로 부동산을 소유할 경우, 장단점은?················································ 74

부부 공동명의의 장점··············································································· 74

부부 공동명의의 단점··············································································· 78

집을 살 때 꼭 확인해야 할 필수 공부와 유의 사항···················································· 82

등기사항전부증명서(등기부등본)···································································· 82

건축물관리대장······················································································ 86

토지대장······························································································ 90

지적도(임야도)························································································· 92

토지이용계획확인서················································································· 94

부동산 매매를 할 때 주의사항······································································ 98

내 집 마련을 위한 매수 전략과 확인 사항···························································· 103

자신의 주거 목표와 미래 분석을 정확히 파악하자············································ 103

좋은 집보다 좋은 위치가 더 중요하다··························································· 105

매수계획이 똑똑해야 매수도 여유롭다·························································· 106

자주 이사하는 것을 귀찮아하거나 두려워하지 말자················································ 109

이사는 새로운 기회를 여는 열쇠다······························································ 109

이사 전략으로 성공하는 직장인의 부동산 투자법············································· 110

자주 다닌 이사가 부동산 초보자에게 유리한 이유············································ 112

CHAPTER 03. 월급은 나를 먹여 살리고, 부동산은 나를 자유롭게 한다

월급쟁이가 직장생활과 부동산 투자를 병행해야 되는 이유······································· 118

자기 개발보다 자산 개발이 먼저다······························································ 118

투자를 반드시 월급이 있을 때 시작해야 하는 이유············································ 120

월급은 나를 먹여 살리고, 부동산은 나를 자유롭게 한다···············································122

부동산을 매수할 때 반드시 알아야 할 레버리지 전략·············································· 124

레버리지의 마법, 적은 돈으로 큰 자산 사는 방법············································· 124

레버리지 전략으로 안전하게 투자하는 방법···················································· 127

단기간 상승이 예상되는 아파트 투자의 징후는?(저평가 지역과 저평가 아파트 찾아내기)············ 133

단기 상승 아파트를 찾아내는 3가지 핵심 신호················································ 133

상승 잠재력이 높은 저평가 지역과 아파트 찾는 실전 노하우································ 135

남들보다 먼저 부동산 하락 신호를 어떻게 알 수 있을까?········································· 143

부동산 하락 신호 Ⅰ: 매매 거래량······························································· 143

부동산 하락 신호 Ⅱ : 금리 및 대출 정책······················································· 146

부동산 하락 신호 Ⅲ : 미분양 수································································· 148

부동산 하락 신호 Ⅳ : 아파트 매매지수························································· 150

부동산 투자할 때 절대 손해 보지 않는 노하우······················································ 153

부동산 투자는 철저한 시장 분석에서 시작된다················································ 153

투자 전 반드시 확인해야 할 2가지 핵심 요소·················································· 155

부동산을 거래할 때 확인해야 하는 부동산 절세 방법·············································· 158

부동산을 매수할 때 알아야 할 취득세 절세 방법·············································· 158

부동산 보유 시 알아야 할 보유세(재산세, 종합부동산세) 절세 방법····························· 160

부동산 매매 시 알아야 할 양도소득세 절세 방법·············································· 165

성공을 위한 직장인의 부동산 투자 5가지 원칙······················································ 169

부동산 투자금의 명확한 한도를 설정하라······················································ 169

투자 전 입지 분석은 앱과 발품으로 이중 확인하라············································ 171

실거주가 가능한 투자처를 우선 고려하라······················································ 174

세금과 비용까지 계산한 순수익률을 기준으로 투자하라····································· 178

투자의 성공은 부부간 의사결정 공유와 대화가 중요하다···································· 181

주택 보유 수에 따라 투자 전략이 달라진다··························································· 187

1주택자, 비과세 혜택을 중심으로 안정적 투자하기··········································· 187

2주택자, 중과세를 피하는 전략적 포트폴리오 관리법········································ 190

CHAPTER 04. 부린이에서 수익 창출하는 부동산 투자자로 살아가기

자신만의 원칙을 만든 투자자만이 부동산 시장에서 성공할 수 있다······························ 196

진정한 최고의 투자는 가장 저렴한 가격에 최상의 가치를 얻는 것이다····················· 196

정부 정책을 잘 파악하면 수익 창출하는 기회를 찾을 수 있다······························· 199

분산 투자는 투자 위험을 최소화하는 가장 효과적인 전략이다······························ 202

현재가 아니라 미래의 잠재력에 초점을 맞춰 투자하라······································· 204

수익 창출의 필수조건인 부동산 입지 4가지 분석하기·············································· 208

교통과 일자리는 서로 긴밀하게 연계되어야 한다············································· 208

좋은 교육환경은 집값을 부른다·································································· 212

사람이 몰리는 상권이 부동산의 미래를 밝혀준다············································· 214

자연환경의 질이 오르면 자산의 질도 오른다··················································· 216

부동산은 언제 사고팔아야 할까?······································································ 219

부동산 매도 타이밍················································································ 219

부동산 매수 타이밍················································································ 230

부동산 투자의 시작과 끝, 결국은 아파트다·························································· 241

아파트 투자가 부동산 시장을 이끄는 이유····················································· 241

모두가 아파트 투자를 꿈꾸지만, 알아야 할 위험이 있다····································· 245

잠자는 돈을 깨우는 방법, 상가에 투자하라·························································· 254

안정적 투자 수익을 원한다면 단지 내 상가에 투자하라······································ 254

지역 상권의 중심인 근린 상가에서 기회를 잡아라············································ 257

미래를 여는 고수익 투자는 오피스텔 상가다··················································· 260

성공하는 부동산 갭투자로 수익 내는 방법··························································· 262

수익 내는 갭투자 지역 선정 방법과 분석 포인트·············································· 262

레버리지 전략과 갭투자를 활용한 자산을 불리는 방법······································· 266

갭투자의 위험을 피하는 전략을 세워라························································· 269

나도 부동산 법인 투자를 잘할 수 있을까?··························································· 271

부동산 자산가로 꿈을 키우는 법인 투자의 이해··············································· 271

성공과 실패를 가르는 법인 투자의 장단점····················································· 274

초보자를 위한 법인 설립 절차 및 운영 전략···················································· 275

법인 투자 성공을 위해 꼭 알아야 할 주의 사항················································ 280

CHAPTER 05. 부동산 투자로 일하지 않으면서도 제2의 월급 받는 시스템 구축하기

부동산이 노후를 보장하는 안전자산이 되는 이유··················································· 284

부동산이 안정적이고 지속 가능한 노후 소득원이 되는 이유································· 284

장기적 가치 상승과 물가 상승 방어 효과가 있다·············································· 287

다양하게 수익을 올릴 수 있는 부동산 투자 전략···················································· 291

공시지가 1억 원(지방 2억 원) 이하 부동산 투자로 수익 내기·································· 291

주택 수에 포함되지 않는 재개발구역 토지 투자··············································· 298

각종 혜택이 주어지는 지식산업센터 투자······················································ 301

성공적인 아파트 분양권 투자···································································· 303

부동산 투자로 일하지 않으면서 월급 받는 시스템 구축하기······································ 307

월세가 월급이 되는 시스템이 필요한 이유····················································· 307

지속 가능한 현금흐름 시스템 만드는 방법····················································· 309

월급 시스템을 유지하고 확장하는 핵심 전략··················································· 310