圣地亚哥买房常见问题San Diego Real Estate FAQ

Alice Zou（DRE 登记名 Lingzhi Zou）是加州持牌房地产经纪人（Broker，DRE# 02036463）及贷款顾问（MLO，NMLS# 2664031），任职于America Home Realty & Investment（Broker License #1527469）。她从事房产Broker 10年，已协助近200组家庭在圣地亚哥及周边地区投资与购房，提供普通话/英语双语服务，业务包括买房、卖房、投资和土地。Alice Zou (licensed as Lingzhi Zou) is a California licensed real estate broker (DRE# 02036463) and mortgage loan originator (MLO, NMLS# 2664031) with America Home Realty & Investment (Broker License #1527469). A real estate broker for 10 years, she has helped nearly 200 families buy and invest in San Diego and surrounding areas, serving clients in Mandarin and English for buying, selling, investment and land.

官方/参考来源：Official sources: CA DRE License Lookup · NMLS Consumer Access

简答：先定学区，再按地址核实。圣地亚哥的学校归属按具体地址划分，不按邮编：Carmel Valley（92130）主要属 Del Mar Union / Solana Beach（小学）与 San Dieguito Union（初高中）；4S Ranch、Del Sur（92127）与 Poway（92064）、Rancho Peñasquitos（92129）主要属 Poway Unified；La Jolla（92037）属 San Diego Unified。买前请用学区官网的地址查询工具核实，并查看加州 CAASPP 官方成绩。详见 圣地亚哥学区房对比与 SR-56走廊选房指南。Short answer: pick the district first, then verify by address. School assignment in San Diego is by street address, not ZIP: Carmel Valley (92130) is mainly Del Mar Union / Solana Beach (elementary) and San Dieguito Union (secondary); 4S Ranch, Del Sur (92127), Poway (92064) and Rancho Peñasquitos (92129) are mainly Poway Unified; La Jolla (92037) is San Diego Unified. Before buying, confirm with each district’s address lookup tool and check official California CAASPP results. See the San Diego school-district comparison and the SR-56 corridor guide.

官方/参考来源：Official sources: CAASPP Results (California Department of Education)

简答：视贷款类型而定：符合条件的常规贷款（Conventional）首付可低至约3%–5%，FHA 最低3.5%，VA（符合资格的军人/退伍军人）可0%首付；Jumbo 大额贷款通常要求更高首付；外国人、自雇流水贷、DSCR 等非标准（Non-QM）方案通常要求约25%–35%以上首付和数月储备金。实际条件以贷款机构审批为准。Alice Zou 是持牌贷款顾问（NMLS# 2664031），详见 加州贷款指南。Short answer: it depends on the loan type: eligible conventional loans can go as low as about 3%–5% down, FHA 3.5%, VA 0% for eligible service members/veterans; jumbo loans usually need more; foreign-national, bank-statement and DSCR (non-QM) programs typically need roughly 25%–35%+ down plus months of reserves. Final terms depend on lender approval. Alice Zou is a licensed MLO (NMLS# 2664031); see the California mortgage guide.

官方/参考来源：Official sources: NMLS Consumer Access

简答：新房房龄新、保修和节能好，但常有 Mello-Roos（CFD）特别税和 HOA，窗帘、后院景观等往往需另付；二手房价格可议、社区成熟，部分老社区没有 Mello-Roos。比较时请看“总持有成本”（地税+Mello-Roos+HOA+保险）与学区（TVUSD）。买新房建议第一次去售楼处就带上自己的经纪人或登记经纪人，以免失去代表权。详见 Temecula新房与Murrieta买房指南。Short answer: new homes offer newer systems, builder warranties and efficiency, but often carry Mello-Roos (CFD) special taxes and HOA dues, and items such as window coverings and backyard landscaping are often extra; resale homes allow more price negotiation in established neighborhoods, some without Mello-Roos. Compare total holding cost (property tax + Mello-Roos + HOA + insurance) and the TVUSD school assignment. For new construction, bring or register your own agent on your first visit to the sales office so you keep representation. See the Temecula & Murrieta guide.

官方/参考来源：Official sources: Temecula Valley Unified School District

简答：Alice Zou 是会说中文（普通话）和英文的加州持牌房地产经纪人（DRE# 02036463），任职于 America Home Realty & Investment，服务 Carmel Valley（92130）及周边的 Del Mar、4S Ranch/Del Sur（92127）、Poway、UTC 等圣地亚哥社区，同时持有贷款顾问执照（NMLS# 2664031）。联系：(626) 217-5311，微信 zoulingzhi3629。可在加州房地产局（DRE）官网核实执照。另见 Carmel Valley 社区指南。Short answer: Alice Zou is a Mandarin- and English-speaking California real estate broker (DRE# 02036463) with America Home Realty & Investment who serves Carmel Valley (92130) and nearby San Diego areas such as Del Mar, 4S Ranch/Del Sur (92127), Poway and UTC; she is also a licensed mortgage loan originator (NMLS# 2664031). Contact: (626) 217-5311, WeChat zoulingzhi3629. You can verify her license on the California DRE website. See the Carmel Valley communities guide.

官方/参考来源：Official sources: CA DRE License Lookup

简答：可以，前提是持有相应执照。在加州，房产持牌人若要做住宅贷款发放，需要加州房地产局（DRE）执照，并通过 NMLS 取得贷款顾问（MLO）执照背书。双重角色及相关报酬应以书面方式向您披露；您始终可以自由比较并选择任何贷款机构，是否由同一人负责完全由您决定。Alice Zou 同时持有 DRE# 02036463 与 NMLS# 2664031。Short answer: yes, if the person holds the right licenses. In California, a real estate licensee who originates residential mortgage loans needs a California DRE license plus a mortgage loan originator (MLO) license endorsement through NMLS. Any dual role and related compensation should be disclosed to you in writing, and you are always free to compare and choose any lender — using the same person is your choice. Alice Zou holds both DRE# 02036463 and NMLS# 2664031.

官方/参考来源：Official sources: NMLS Consumer Access · California DRE

简答：没有统一数字。Mello-Roos 是社区设施区（CFD）征收的特别税：同在 Temecula，有的社区有、有的没有，金额和到期年份因 CFD 和具体地块而异，较新的规划社区更常见。请以该房屋的河滨县（Riverside County）税单上的特别税项目、卖方提供的 Mello-Roos/特别税披露（加州民法典 §1102.6b）以及 CFD 官方税率为准。详见 地税·Mello-Roos·HOA 指南与 Temecula/Murrieta 买房指南。Short answer: there is no single number. Mello-Roos is a special tax levied by a Community Facilities District (CFD): within Temecula some neighborhoods have one and others do not, and the amount and payoff year depend on the specific CFD and parcel — newer master-planned communities are more likely to have one. Check the special-tax lines on the home’s Riverside County property tax bill, the seller’s Mello-Roos/special-tax disclosure (Civil Code §1102.6b) and the CFD’s official rate. See the property tax, Mello-Roos & HOA guide and the Temecula & Murrieta guide.

官方/参考来源：Official sources: Riverside County Treasurer-Tax Collector – How to read a secured tax bill · Civil Code §1102.6b (Mello-Roos/special-tax notice)

简答：确定预算与资金来源 → 取得贷款预批或资金证明 → 与买方经纪人签署书面服务协议 → 看房 → 递交出价 → 开立Escrow（第三方托管）并支付定金 → 在约定期限内完成验房、评估、贷款等条件 → 最终验房（walk-through）→ 过户登记。贷款购房常见周期约30–45天，全款通常更快，具体以合同约定为准。期间卖方须提供法定披露文件，请仔细阅读。Short answer: set a budget and funding source → get a loan pre-approval or proof of funds → sign a written agreement with your buyer’s agent → tour homes → make an offer → open escrow and deposit earnest money → complete inspection, appraisal and loan contingencies within the contract periods → final walk-through → close and record. Financed purchases commonly take about 30–45 days; cash can be faster, as set by the contract. Sellers must provide required disclosures—read them carefully.

官方/参考来源：Official sources: CA DRE – Consumers · CFPB – Buying a house

简答：取决于您的资金、计划持有时间和风险偏好。全款出价通常更有竞争力、流程更快，但仍需提供资金来源证明，跨境汇款需预留时间；贷款可保留流动资金，但需要预批、评估和更多文件。Alice同时持有加州房产Broker（DRE# 02036463）与贷款顾问（MLO，NMLS# 2664031）双牌照，可在下Offer前为您完成前置核保预审，详见《圣地亚哥买房贷款与MLO双牌照实战指南》；具体税务影响请咨询CPA。Short answer: it depends on your funds, how long you plan to hold, and your risk tolerance. Cash offers are often more competitive and faster, but you still must document the source of funds and allow time for international wires. A mortgage preserves liquidity but requires pre-approval, an appraisal and more paperwork. As a dual-licensed Real Estate Broker (DRE# 02036463) and MLO (NMLS# 2664031), Alice can pre-underwrite your file before you write an offer — see the San Diego Mortgage & Dual-Licensed Broker/MLO Guide; ask a CPA about tax effects.

官方/参考来源：Official sources: CFPB – Owning a home · San Diego Mortgage & MLO Guide

简答：可以有选择，但条件不同。部分贷款机构提供面向ITIN持有人、自雇业主（12/24个月Bank Statement流水贷）、投资房买家（DSCR租金现金流贷）或外国人的非标准（Non-QM）贷款项目，通常要求更高首付（如25%–35%+）、6–12个月PITI储备金及美国境内银行账户资金沉淀（Seasoning）。四类核心贷款结构对比详见《圣地亚哥买房贷款与MLO双牌照实战指南（NMLS# 2664031）》。以上为一般信息，不构成贷款承诺。Short answer: options exist, but terms differ. Some lenders offer Non-QM programs for self-employed borrowers (12/24-month Bank Statement), real estate investors (DSCR rental cash-flow loans), ITIN holders or foreign nationals — typically requiring 25%–35%+ down, 6–12 months of PITI reserves, and U.S. bank account seasoning. See our San Diego Mortgage & Dual-Licensed Broker/MLO Guide (NMLS# 2664031) for a full comparison of the 4 core loan structures.

官方/参考来源：Official sources: IRS – ITIN · San Diego Mortgage & MLO Guide

简答：根据1978年第13号提案（Prop 13），加州基本房产税为评估价值的1%；评估价值以购买价为基础，之后每年涨幅最多2%，产权变更时重新评估。账单上另有选民批准的债券及特别税/费，因此实际总税率通常略高于1%。购房后县政府还会寄出补充税单（supplemental tax bill）。Mello-Roos是依据1982年《Mello-Roos社区设施法》设立的社区设施区（CFD）征收的特别税，多见于较新的规划社区，用于基础设施或公共服务，金额因地块而异、通常不按房价计算，卖方须披露。请以具体地址的税单为准，并咨询税务专业人士。Short answer: under Proposition 13 (1978), the base property tax in California is 1% of assessed value; the assessed value starts at the purchase price and can rise at most 2% per year, with reassessment on a change in ownership. Voter-approved bonds and special taxes/assessments are added, so the total rate is usually somewhat above 1%. After buying, the county also sends a supplemental tax bill. Mello-Roos is a special tax levied by a Community Facilities District under the Mello-Roos Community Facilities Act of 1982, common in newer master-planned communities to fund infrastructure or services; the amount varies by parcel, is usually not based on value, and must be disclosed by the seller. Check the actual tax bill for a specific parcel and consult a tax professional.

官方/参考来源：Official sources: CA BOE – Property Tax · CA BOE – Change in Ownership FAQ · SD County Treasurer-Tax Collector · SD County Assessor

简答：公立学校通常按居住地址划分，请使用学区官方工具查询，并以学区招生办公室的确认为准——不要仅凭房源描述。常用工具：San Diego Unified“School Finder”、Poway Unified“School Locator”；北县沿海地区还需查看Del Mar Union、Solana Beach、Rancho Santa Fe等小学区以及San Dieguito Union高中学区。学区边界可能调整，同一社区也可能分属不同学区。学校表现等公开数据可在加州教育厅的California School Dashboard查看。Short answer: public school assignment is generally based on residential address—use each district’s official lookup tool and confirm with the district’s enrollment office rather than relying on a listing description. Common tools include San Diego Unified’s School Finder and Poway Unified’s School Locator; in coastal North County also check Del Mar Union, Solana Beach, Rancho Santa Fe and San Dieguito Union High School District. Boundaries can change and one community may span several districts. Public school data is available on the California School Dashboard from the California Department of Education.

官方/参考来源：Official sources: SDUSD School Finder · Poway Unified School Locator · San Dieguito Union HSD · Del Mar Union SD · California School Dashboard · CA Dept. of Education

简答：先确认能不能建、建什么、要花多少钱。重点核查：分区与允许用途（圣地亚哥市内找City of San Diego Development Services，非建制区找County PDS）；道路通行与地役权；水、电、下水道或化粪系统接入；地形、土壤与测量；火灾危险区等级（CAL FIRE地图）及环境/生物限制；产权报告。土地贷款通常需要更高首付。建议在合同中保留足够的尽职调查期。Short answer: first confirm whether you can build, what you can build, and what it will cost. Check zoning and permitted uses (City of San Diego Development Services inside the city; County Planning & Development Services for unincorporated areas); legal access and easements; water, power, sewer or septic availability; topography, soils and survey; fire hazard severity zone (CAL FIRE maps) and environmental/biological constraints; and the title report. Land loans usually require larger down payments. Build an adequate due-diligence period into the contract.

官方/参考来源：Official sources: City of San Diego DSD · San Diego County PDS · CAL FIRE – Fire Hazard Severity Zones

简答：佣金不由法律规定，始终可以协商。自2024年8月17日起，按NAR和解后的规则：MLS上不再显示给买方经纪的佣金报价；与买方合作的MLS会员在带看房前须与买方签订书面协议，并明确写出经纪报酬金额或比例。卖方仍可自愿同意支付买方经纪费用，或作为谈判条件之一。签约前，Alice会逐条解释协议内容。Short answer: commissions are not set by law and are always negotiable. Since August 17, 2024, under the NAR settlement practice changes, offers of compensation to buyer brokers are no longer shown on the MLS, and MLS participants working with a buyer must have a written agreement before touring a home that states the compensation amount or rate. Sellers may still agree to pay buyer-broker compensation, or it can be negotiated in the offer. Alice explains every term before you sign.

官方/参考来源：Official sources: NAR – The Facts · NAR – Written buyer agreements

简答：通常需要。根据联邦FIRPTA规定，卖方为外国人时，买方一般须预扣成交金额的15%上缴IRS（有例外情形）；加州对部分卖方另有房产交易预扣规定（Franchise Tax Board）。预扣不等于最终税额，请提前与CPA和Escrow沟通。Short answer: usually, yes. Under federal FIRPTA rules, when the seller is a foreign person the buyer generally must withhold 15% of the amount realized and remit it to the IRS (exceptions apply); California also has real estate withholding rules for certain sellers (Franchise Tax Board). Withholding is not the final tax—talk to a CPA and escrow early.

官方/参考来源：Official sources: IRS – FIRPTA withholding · CA Franchise Tax Board

简答：主要看预计居住年限、资金安排和对房屋的长期规划。居住时间较短或尚不确定区域时，先租房更灵活；计划长期居住或有长期持有/出租打算时，买房可以锁定居住成本。Alice会结合目标学校（以学区官方查询为准）、通勤、户型（如一楼卧室套房、ADU）和持有成本，帮您做租买对比。Short answer: it mainly depends on how long you expect to stay, your funding, and long-term plans for the property. Renting is more flexible for shorter or uncertain stays; buying can lock in housing costs if you plan to stay or hold/rent it long term. Alice compares rent vs. buy with you, factoring target schools (verified with the district), commutes, floor plans (e.g., ground-floor suites, ADUs) and carrying costs.

简答：卖家常见支出包括可协商的经纪佣金、圣地亚哥县房产转让税（每$500征$0.55，约每$1,000征$1.10）、按合同分担的Escrow与产权费用、HOA文件费、按日分摊的地税与贷款结清，以及谈判同意的维修补贴。外国人卖家一般被预扣成交金额的15%（FIRPTA），加州一般预扣成交价的3⅓%（符合条件的自住房可豁免）。详见《圣地亚哥卖房流程、费用与税务指南》。Short answer: typical seller costs are a negotiable commission, the San Diego County documentary transfer tax ($0.55 per $500, about $1.10 per $1,000), escrow and title charges as allocated, HOA document fees, prorated property taxes and loan payoff, and any agreed repair credit. Foreign sellers generally face 15% FIRPTA withholding on the amount realized, and California generally withholds 3⅓% of the sales price unless an exemption such as a qualifying principal residence applies. See the San Diego home-selling guide.

官方/参考来源：Official sources: SD County Recorder – Documentary Transfer Tax · FTB – Form 593 instructions · San Diego Home Selling Guide

简答：出售前5年内拥有并自住满2年的主要住所，通常可免除最高$25万增值（夫妻合并报税最高$50万），这是IRS第121条的规定；超出部分、出租房或不符合条件的房产需申报纳税。年满55岁的加州业主换房时，还可按Prop 19申请把原房的地税基准带到新房。请向CPA确认个人情况。Short answer: if you owned and lived in the home as your main home for 2 of the 5 years before the sale, you can usually exclude up to $250,000 of gain ($500,000 married filing jointly) under IRC §121; gain above that, rentals and non-qualifying property are taxable. California owners 55+ who buy a replacement home may also apply under Prop 19 to carry their property-tax base. Confirm your situation with a CPA.

官方/参考来源：Official sources: IRS – Topic 701, Sale of your home · CA BOE – Proposition 19 · San Diego Home Selling Guide

简答：在加州房地产局（DRE）官网执照查询中输入DRE# 02036463，在NMLS Consumer Access中输入NMLS# 2664031即可查询。Short answer: search DRE# 02036463 on the California Department of Real Estate license lookup, and NMLS# 2664031 on NMLS Consumer Access.

官方/参考来源：Official sources: CA DRE License Lookup · NMLS Consumer Access

简答：服务。Alice主要服务圣地亚哥县；周边服务区域包括河滨县（Riverside County）西南的Temecula与Murrieta，提供买房、卖房、投资与土地的中英双语服务。两市公立学校大多分属Temecula Valley Unified与Murrieta Valley Unified学区，但须按具体地址用学区官方工具核实；较新的规划社区常见Mello-Roos特别税与HOA费用，购房前请查看税单与HOA文件。房产税由河滨县评估与征收。Short answer: yes. Alice primarily serves San Diego County; her surrounding service areas include Temecula and Murrieta in Southwest Riverside County — buying, selling, investment and land, in Mandarin and English. Most public schools there are in Temecula Valley Unified or Murrieta Valley Unified, but always verify a specific address with the district’s official tool. Newer master-planned communities often have Mello-Roos special taxes and HOA dues; review the tax bill and HOA documents before buying. Property taxes are assessed and collected by Riverside County.

官方/参考来源：Official sources: TVUSD – Locate My Home School · MVUSD – School Locator (New Student Enrollment) · Riverside County Assessor · Temecula & Murrieta guide