# Alice Zou – San Diego Real Estate Broker (ushome88.com)

> Alice Zou (licensed with the California DRE and NMLS 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). Alice primarily serves San Diego (in Mandarin and English) and also serves the surrounding areas of Temecula and Murrieta. A real estate broker for 10 years, she has helped nearly 200 families buy and invest in San Diego and surrounding areas. Bilingual Mandarin Chinese / English. Services: buying, selling, investment, land, mortgage guidance, and relocation help for families moving to San Diego for their children's schooling (陪读家庭).

## Key facts
- Name: Alice Zou (DRE/NMLS licensed as Lingzhi Zou) · 中文：Alice Zou 圣地亚哥房产Broker
- Licenses: California DRE# 02036463 (real estate broker); NMLS# 2664031 (mortgage loan originator); brokerage America Home Realty & Investment, Broker License #1527469
- Experience: 10 years as a real estate broker; nearly 200 families helped to buy and invest
- Primary market: San Diego (San Diego County, California), incl. Carmel Valley, Del Mar, Rancho Peñasquitos, 4S Ranch, Del Sur, Rancho Bernardo, Scripps Ranch, Rancho Santa Fe, Poway, University City, Torrey Highlands, La Jolla
- Surrounding service areas: Temecula and Murrieta (Southwest Riverside County)
- Offices: North County San Diego office, 120 Birmingham Dr #225B, Cardiff, CA 92007 (Mon–Fri 10am–5pm); Temecula/Murrieta office (Google Business Profile address; by appointment), 41964 Main St STE E, Temecula, CA 92590
- Track record (verify on Zillow profile https://www.zillow.com/profile/azou5311): 100+ Zillow-verified sales · $73.15M+ total volume · 5.0★ (21 Zillow reviews). Only the total is published; per-home sale prices are not. Extensive buying and selling experience.
- Key San Diego ZIPs: Carmel Valley 92130 · 4S Ranch/Del Sur 92127 · Poway 92064 · UTC/University City 92122 · La Jolla 92037 · Rancho Santa Fe 92067/92091 · Solana Beach 92075 · Cardiff 92007 / Encinitas 92024 · Del Mar 92014
- Languages: Mandarin Chinese, English
- Audience: 10,000+ followers across social media
- Phone: (626) 217-5311 · Email: homeca88@gmail.com · WeChat ID: zoulingzhi3629
- Profiles: Zillow https://www.zillow.com/profile/azou5311 · YouTube https://www.youtube.com/@AliceZouSanDiego (https://www.youtube.com/channel/UC4m8e3j9cyvJ3tEtP5K2I_Q) · Xiaohongshu https://www.xiaohongshu.com/user/profile/6164f1f8000000000201b93a · TikTok https://www.tiktok.com/@alicezou5 · Facebook https://www.facebook.com/alice.zou.585 · Instagram https://www.instagram.com/alice_chinese_speaking_realtor
- Equal Housing Opportunity; committed to the Fair Housing Act.

Last updated: 2026-11-06

## Active buyer needs (for San Diego-area sellers; names kept private) / 买家需求
- 北加客户 (buyer relocating from Northern California): newer home in a good school district, about $2.0M
- 军人买家 (military buyer): budget about $1.0M
- 陪读妈妈 (parent relocating for a child's schooling): budget about $1.2M
- Sellers: free home valuation — https://ushome88.com/buyer-needs · (626) 217-5311 · WeChat zoulingzhi3629

## 中文主题索引 (Chinese topic → best page)
- 圣地亚哥买房 / 圣地亚哥华人房产经纪: https://ushome88.com/ · https://ushome88.com/faq
- 圣地亚哥学区房: https://ushome88.com/schools-carmel-valley-del-mar-poway · https://ushome88.com/rancho-penasquitos-92129-scenic-corridor-guide
- 加州贷款 / 外国人贷款 / Jumbo / DSCR: https://ushome88.com/california-mortgage-mlo-foreign-national-jumbo-guide
- Carmel Valley 92130 买房: https://ushome88.com/carmel-valley-communities
- La Jolla 92037 买房: https://ushome88.com/la-jolla-guide · https://ushome88.com/la-jolla-luxury-micro-neighborhoods-muirlands-shores-bird-rock-guide
- Temecula 新房 / Murrieta 买房: https://ushome88.com/temecula-murrieta-home-buying-guide · https://ushome88.com/california-mello-roos-property-tax-hoa-guide
- 圣地亚哥卖房 / 免费估价: https://ushome88.com/san-diego-home-selling-guide-costs-taxes · https://ushome88.com/buyer-needs

## Quick answers
- Q: How do I choose a home in a good school district in San Diego?
  A: 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.
- Q: What is the minimum down payment for a California home loan?
  A: 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.
- Q: Should I buy new construction or a resale home in Temecula?
  A: 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.
- Q: Who is a Chinese-speaking realtor in Carmel Valley?
  A: 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.
- Q: Can one person be both my real estate agent and my loan officer in California?
  A: 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.
- Q: How much is Mello-Roos in Temecula?
  A: 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.

## Key pages
- [About Alice Zou](https://ushome88.com/about): Profile, licenses, experience, languages
- [Services](https://ushome88.com/services): Buying, selling, investment, land, mortgage (NMLS# 2664031), relocation for students & parents
- [Neighborhood guide](https://ushome88.com/neighborhoods): Factual overviews and school districts of San Diego communities (Carmel Valley, Del Mar, Rancho Santa Fe, 4S Ranch, Rancho Bernardo, Poway, Torrey Highlands, Del Sur, La Jolla), with surrounding service areas Temecula and Murrieta (Riverside County) at the end
- [FAQ](https://ushome88.com/faq): San Diego buying process, cash vs loan, ITIN/foreign national loans, Prop 13 & Mello-Roos, school lookup, land, commissions after the 2024 NAR settlement, FIRPTA, seller costs & transfer tax, home-sale gain exclusion
- [Videos](https://ushome88.com/videos): Home-tour videos from Alice’s YouTube channel
- [Free guide (2026)](https://ushome88.com/guide): Free PDF “San Diego School-District Home Buying Guide (2026)” in Chinese with key English terms: attendance boundaries, official lookup tools for 8 districts, official school data, buying steps, costs, rent vs. buy, tour checklist
- [School-district guide for relocating families (2026)](https://ushome88.com/schools-carmel-valley-del-mar-poway): In-depth bilingual article: Carmel Valley vs Del Mar vs Poway (incl. 4S Ranch, Del Sur) — which districts serve each area (Del Mar Union, Solana Beach, San Dieguito Union, Poway Unified), 2026 CAASPP results, Redfin median prices by home type (3 months ending Sept 2026), proof of residence, F-1 rules, rent vs buy, ADUs, timeline, FAQ
- [Temecula & Murrieta home-buying guide (2026)](https://ushome88.com/temecula-murrieta-home-buying-guide): In-depth bilingual article: Temecula Valley USD and Murrieta Valley USD 2025-26 CAASPP results vs Riverside County and California, grade-11 results for the main high schools, Redfin median sale prices by home type (Temecula, Murrieta, French Valley, Redhawk, Wolf Creek, Harveston; 3 months ending Sept 2026), Mello-Roos/CFDs, HOA, Riverside County property tax, fire hazard zones and insurance, I-15/I-215 commute, FAQ
- [North San Diego neighborhoods compared (2026)](https://ushome88.com/san-diego-north-county-neighborhoods): In-depth bilingual article comparing Carmel Valley, Del Sur/4S Ranch, Rancho Bernardo, Scripps Ranch, Rancho Santa Fe and UTC/University City: housing stock and median year built by ZIP (U.S. Census ACS 2020-2024), Redfin median sale prices by home type (3 months ending Sept 2026), Mello-Roos/CFDs (Poway Unified CFD 6 and 14, county active-CFD list), HOA, school districts and 2025-26 CAASPP, commute routes, budget/needs match, FAQ
- [Carmel Valley communities guide (2026)](https://ushome88.com/carmel-valley-communities): In-depth bilingual guide to Carmel Valley sub-communities: the Carmel Valley plan area (former North City West, Neighborhoods 1-10, Town Center, Employment Center/One Paseo), Pacific Highlands Ranch, Torrey Hills, Del Mar Mesa, Del Mar Heights and Torrey Highlands — plan history from City of San Diego documents, home age/size/type (TopHap), Redfin medians, CFDs (NCWSFFA, Del Mar Union 95-1/99-1), schools located in each area, shopping/parks, commute routes, FAQ
- [92129 / Rancho Peñasquitos communities guide (2026)](https://ushome88.com/92129-rancho-penasquitos-communities): In-depth bilingual guide to ZIP 92129: what the ZIP covers (ZCTA vs City community plan areas: ~77% Rancho Peñasquitos, plus Torrey Highlands, Del Mar Mesa, Black Mountain Ranch edges), the 11 Rancho Peñasquitos plan neighborhoods (Glens, Village, Black Mountain, Sunset Hills, Bluffs, Twin Trails, Town Center, Views, Ridgewood, Parkview/Park Village, Peñasquitos Creek) with plan unit counts, TopHap home age/size, Redfin medians (3 months ending Sept 2026), Poway Unified CFDs and City MADs, PUSD schools located in each area, official feeder paths and Option Area No. 2 (Mt. Carmel/Westview), 2025-26 CAASPP grade 11 for Westview and Mt. Carmel, Black Mountain Open Space Park, Los Peñasquitos Canyon Preserve, I-15/SR-56 commute, FAQ
- [Contact](https://ushome88.com/contact): Phone, email, WeChat, inquiry form
- [Rancho Santa Fe luxury communities guide (2026)](https://ushome88.com/rancho-santa-fe-guide): In-depth bilingual guide to Rancho Santa Fe (unincorporated San Diego County, ZIPs 92067/92091): history and the 1928 Protective Covenant, Rancho Santa Fe Association membership, Art Jury and assessment rate (15 cents per $100 of assessed value), gated communities outside the Covenant (Fairbanks Ranch, The Bridges, Cielo, The Crosby) with TopHap housing data, Redfin prices (3 months ending Sept 2026), CFDs, CAL FIRE SRA fire-hazard spot checks, Santa Fe Irrigation District water, schools (Rancho Santa Fe SD, Solana Beach SD, San Dieguito Union), golf/equestrian and commute
- [Del Mar guide (2026)](https://ushome88.com/del-mar-guide): In-depth bilingual guide to the City of Del Mar and ZIP 92014: city facts, ZIP coverage (ZCTA x City GIS), Beach Colony/North Beach, the Village, Crest Canyon hillsides, southern bluffs and the Del Mar Heights edge; TopHap and Redfin data; certified LCP, Floodway/Floodplain/Coastal Bluff overlay zones, CAL FIRE 2025 LRA spot checks; Del Mar Union and San Dieguito schools; fairgrounds, racing and the COASTER
- [La Jolla guide (2026)](https://ushome88.com/la-jolla-guide): In-depth bilingual guide to La Jolla (City of San Diego, ZIP 92037): plan boundaries and ZIP coverage, the Village, La Jolla Shores, Bird Rock, the Muirlands, Mount Soledad/La Jolla Heights, La Jolla Farms and the UTC edge; TopHap and Redfin data; Prop D 30-ft height limit, planned-district ordinances, coastal permits, bluff and fire-hazard notes; SDUSD La Jolla cluster schools; UCSD/Scripps and commute
- [Encinitas & Cardiff-by-the-Sea guide (2026)](https://ushome88.com/encinitas-cardiff-guide): In-depth bilingual guide to the City of Encinitas (ZIP 92024) and Cardiff-by-the-Sea (92007): the five communities (Old Encinitas, New Encinitas/Encinitas Ranch, Leucadia, Olivenhain, Cardiff), Census ACS housing stock, TopHap home age/size, Redfin medians by type (3 months ending Sept 2026), coastal permits, CAL FIRE 2025 LRA spot checks, Encinitas Union and Cardiff SD 2025-26 CAASPP, San Dieguito Union high schools, COASTER/I-5 commute
- [Poway & 92127 guide: 4S Ranch, Del Sur, Santaluz (2026)](https://ushome88.com/poway-92127-4s-ranch-del-sur-guide): In-depth bilingual guide to the City of Poway (92064) and ZIP 92127 (4S Ranch - unincorporated county; Del Sur and Santaluz - City of San Diego): jurisdictions, Census ACS housing stock, TopHap and Redfin data, Mello-Roos/CFDs and HOA, CAL FIRE 2025 LRA spot checks, Poway Unified schools (CAASPP 2025-26, U.S. News), I-15/SR-56 commute
- [SR-56 Corridor & Rancho Peñasquitos (92129) deep-dive guide (2026)](https://ushome88.com/rancho-penasquitos-92129-scenic-corridor-guide): In-depth bilingual guide comparing ZIPs 92130, 92129, 92127 and 92064 along State Route 56, Poway Unified Option Area No. 2 (Westview High vs. Mt. Carmel High) rules and 2025-26 CAASPP/U.S. News data, and established non-Mello-Roos neighborhoods (Park Village, Sunset Hills, Bluffs, Glens) vs. newer master-planned Torrey Highlands
- [San Diego & SoCal property tax (Prop 13), Mello-Roos (CFD), HOA & wildfire insurance guide (2026)](https://ushome88.com/california-mello-roos-property-tax-hoa-guide): In-depth bilingual guide to California home holding costs: Proposition 13 1% base tax and 2% cap, Supplemental Tax Bills after closing, Mello-Roos/CFD status and maturity timelines across San Diego (92130, 92129, 92127 4S Ranch CFD 6 ~2030 & Del Sur CFD 14 ~2032, 92064) and Murrieta/Temecula, Civil Code §4525 HOA due diligence, CAL FIRE FHSZ wildfire insurance, and MLO purchasing-power math
- [Featured active listings & recent sales](https://ushome88.com/listings): Alice Zou’s active exclusive listings and Oct 2026 buyer in-escrow highlight in Carmel Valley (92130)
- [Exclusive active listing: 26242 Heritage Union Ln, Murrieta, CA 92563 ($669,000)](https://ushome88.com/listing-26242-heritage-union-murrieta): Alice Zou’s exclusive active listing (MLS# SW26199209): 4BD/3BA + 3rd-floor loft, 2,411 sq ft, 25 paid-off solar panels, gated The Bungalows at Old School House facing community park & pool, low $165/mo HOA, zoned for Vista Murrieta High (GS 9/10, Niche A)
- [Scripps Ranch 92131 vs University City/UTC 92122 guide (2026)](https://ushome88.com/scripps-ranch-92131-university-city-92122-guide): Scripps Ranch 92131 vs University City/UTC 92122: Lake Miramar trail, SDUSD Scripps Ranch High cluster vs Poway Unified Stonebridge Estates, Golden Triangle, UCSD, Westfield UTC, Blue Line trolley, North UC condos vs South UC homes. Bilingual guide by Alice Zou, DRE# 02036463.
- [San Diego mortgage & dual-licensed Broker/MLO guide (2026)](https://ushome88.com/california-mortgage-mlo-foreign-national-jumbo-guide): San Diego mortgage guide by Alice Zou, dual-licensed Broker (DRE# 02036463) and MLO (NMLS# 2664031): pre-offer underwriting, 10–14 day loan contingencies, conforming/high-balance, jumbo, bank statement, DSCR and foreign national programs.
- [La Jolla 92037 luxury micro-neighborhoods guide: Shores, Muirlands, Bird Rock & Farms (2026)](https://ushome88.com/la-jolla-luxury-micro-neighborhoods-muirlands-shores-bird-rock-guide): In-depth comparison of La Jolla 92037 luxury micro-neighborhoods: La Jolla Shores cul-de-sac ocean-view estates, Muirlands & Muirlands Village single-story view homes, Bird Rock walkable coastal living, and La Jolla Farms bluff estates. Schools, zero Mello-Roos, coastal permits & Super-Jumbo financing by Alice Zou, DRE# 02036463 · NMLS# 2664031.
- [Coronado 92118 vs Point Loma / Sunset Cliffs 92106 & 92107 coastal peninsula guide (2026)](https://ushome88.com/coronado-92118-point-loma-92106-coastal-peninsula-guide): Comprehensive 2026 guide comparing Coronado 92118 (Coronado Village, Coronado Shores oceanfront condos, Coronado Cays private yacht-slip homes) and Point Loma 92106/92107 (Wooded Area, La Playa, Liberty Station, Sunset Cliffs). Schools, zero Mello-Roos, airport commute & financing by Alice Zou, DRE# 02036463 · NMLS# 2664031.
- [San Diego home selling guide: process, costs, transfer tax, §121, FIRPTA & CA 3⅓% withholding, Prop 19 (2026)](https://ushome88.com/san-diego-home-selling-guide-costs-taxes): 2026 bilingual San Diego home-selling guide by Alice Zou (DRE# 02036463 · NMLS# 2664031): 8-step seller process, required California disclosures (TDS, NHD, Mello-Roos, HOA), San Diego County documentary transfer tax ($0.55 per $500), IRS §121 $250K/$500K home-sale exclusion, FIRPTA 15% and California 3⅓% real estate withholding (Form 593), Prop 19 for 55+, with an interactive estimator.
- [San Diego home inspection & Seller Credit negotiation guide with interactive estimator (2026)](https://ushome88.com/san-diego-home-inspection-seller-credit-guide): Practical 2026 guide to California home inspections and C.A.R. Form RR (Request for Repair) negotiation in San Diego: how to distill a 106-page inspection report into 6 high-dollar priority categories (roof leaks, 110 PSI high water pressure PRV, pool heater & pump, failed dual-pane window IGUs, WDO/termite, electrical/gas safety) and align Seller Credits with mortgage IPC limits by Alice Zou, DRE# 02036463 · NMLS# 2664031.
- [Solana Beach 92075 & Cardiff-by-the-Sea 92007 coastal home buying guide (2026)](https://ushome88.com/solana-beach-cardiff-92075-92007-home-buying-guide): In-depth 2026 guide to Solana Beach (92075) and Cardiff-by-the-Sea (92007) real estate: Cardiff Composer District & Walking District, Solana Beach Cedros Design District, Fletcher Cove bluff condos & Lomas Santa Fe estates, San Dieguito UHSD & Solana Beach SD schools, zero Mello-Roos & coastal bluff due diligence by Alice Zou (Cardiff office: 120 Birmingham Dr #225B, DRE# 02036463 · NMLS# 2664031).
- [Join Our AI-Powered Real Estate & Mortgage Brokerage (Agent Recruitment)](https://ushome88.com/join-team): Join America Home Realty & Investment (Broker #1527469 | NMLS #2664031), led by Alice Zou (DRE# 02036463, 100+ Zillow-verified sales, $73.15M+ total volume, 5.0★ on 21 Zillow reviews). Serving San Diego (Cardiff office: 120 Birmingham Dr, Suite 225-B, Cardiff, CA 92007), Temecula/Murrieta & Irvine with 10-min AI video studio, bilingual SEO calculators, 100-page AI inspection analyzer & dual Broker/MLO support.

## Optional
- [Full text for LLMs](https://ushome88.com/llms-full.txt)
- [Sitemap](https://ushome88.com/sitemap.xml)
- [Free guide PDF (圣地亚哥学区买房指南 2026)](https://ushome88.com/assets/guide/sd_school_guide_2026.pdf)

## 最新视频 / Latest videos
- [Carmel Valley 92130 vs 4S Ranch 92127 怎么选？房价、学区与 Mello-Roos 对比](https://www.youtube.com/watch?v=V9VyhdxKDMM): Carmel Valley 92130 vs 4S Ranch 92127: prices, schools & Mello-Roos (uploaded 2026-10-30)
- [卖家补贴（Seller Credit）做 2-1 Rate Buydown 降息：前两年月供怎么省？](https://www.youtube.com/watch?v=Jq1MdCbSeJc): Use the seller credit for a 2-1 rate buydown (uploaded 2026-10-30)
- [卖房定价高了$10万，卖家反而少拿钱？（示例说明）](https://www.youtube.com/watch?v=37LLIkiO8WI): Overpriced by $100K, and the seller netted less (illustrative) (uploaded 2026-10-30)
- [Rancho Peñasquitos 92129｜预算$140万买独立屋，看房必查4件事](https://www.youtube.com/watch?v=dC0NJk4ZMWg): Rancho Peñasquitos 92129: 4 things to check on a home tour (uploaded 2026-10-30)
- [Cardiff vs Solana Beach 怎么选？北郡海滨买房对比](https://www.youtube.com/watch?v=YHgKWp5mbLA): Cardiff vs Solana Beach: which coastal town fits you? (uploaded 2026-10-30)
- [$0 vs $4,000/年 Mello-Roos，30年差多少？](https://www.youtube.com/watch?v=3ndu8rOFFM8): $0 vs $4,000/yr Mello-Roos: the 30-year difference (uploaded 2026-10-30)
- [92130 估价不够（Appraisal Gap）怎么办？3大对策](https://www.youtube.com/watch?v=FxjvtmisIZs): 92130 appraisal came in low? 3 ways to handle it (uploaded 2026-10-30)
- [Murrieta 26242 Heritage Union Ln 价值拆解](https://www.youtube.com/watch?v=cLRSF6w7jPI): 26242 Heritage Union Ln, Murrieta: value breakdown (uploaded 2026-10-30)
- [92130 Carmel Valley 想卖房？现在有买家在找](https://www.youtube.com/watch?v=7A-a8Sf-A4U): Selling in Carmel Valley 92130? Buyers are looking now (uploaded 2026-10-30)
- All videos: https://ushome88.com/videos

## 圣地亚哥华人经纪与买卖房专题 / Chinese-speaking realtor & intent pages
- [圣地亚哥华人房产经纪 Alice Zou / San Diego Chinese-speaking realtor](https://ushome88.com/san-diego-chinese-realtor): Who Alice Zou is (Mandarin/English broker DRE# 02036463, MLO NMLS# 2664031), areas, specialties, languages, 100+ Zillow-verified sales ($73.15M+ total volume), how to choose a Chinese-speaking realtor
- [Temecula 华人房产经纪 Alice Zou / Temecula Chinese-speaking realtor](https://ushome88.com/temecula-chinese-realtor): Alice Zou in Temecula/Murrieta (extensive local experience), Temecula office 41964 Main St STE E, areas, languages, how to choose, FAQ
- [Carmel Valley 92130 卖房估价 / home value](https://ushome88.com/carmel-valley-92130-home-value): What drives a 92130 home value; free manual valuation; selling costs
- [圣地亚哥学区房 / school-district homes](https://ushome88.com/san-diego-school-district-homes): School assignment by address, which districts serve 92130/92127/92129/92064/92037, 4 buying steps
- [Temecula 买房 / buying in Temecula](https://ushome88.com/temecula-home-buying): New vs resale, Mello-Roos, TVUSD, registering your agent at new-home sales offices
- [Temecula / Murrieta 卖房估价 / home value](https://ushome88.com/temecula-murrieta-home-value): Seller valuation factors; free manual valuation; extensive seller experience
- [圣地亚哥房价 2026 / San Diego home prices by ZIP](https://ushome88.com/san-diego-home-prices): Redfin medians, YoY, homes sold and days on market for 92130, 92127, 92129, 92064, 92128, 92131, 92122, 92037, 92014, 92067, 92091, 92024, 92007, Temecula, Murrieta (3 months ending Sept 2026)
- [圣地亚哥买房流程 / San Diego home-buying process](https://ushome88.com/san-diego-home-buying-process): 10 steps from pre-approval to closing; typical 30–45 days for financed buyers
- [无绿卡买房贷款 / buying without a green card](https://ushome88.com/buy-home-without-green-card-loan): Conventional (Fannie/Freddie) for lawful non-permanent residents; FHA ineligible since May 25, 2025 (HUD ML 2025-09); ITIN and foreign-national loans
- [Del Mar · Rancho Santa Fe · La Jolla 豪宅 / luxury homes](https://ushome88.com/del-mar-rancho-santa-fe-la-jolla-luxury-homes): Redfin medians and luxury due-diligence checklist; Chinese-speaking broker Alice Zou

## 卖房专题 / Seller pages
- [圣地亚哥卖房 / San Diego & Temecula home selling](https://ushome88.com/sell): 7-part seller service (pricing from 3–6 months of closed sales, net sheet, prep, MLS + Chinese channels, offer review and weekly updates, remote/overseas support); Alice Zou has extensive experience representing sellers (full Mandarin support); free manual valuation
- [卖房到手净额计算器 / Seller net sheet](https://ushome88.com/seller-net-sheet): Client-side calculator: commission (negotiable, no default), credits, repairs, escrow/title, DTT $0.55 per $500 (SD & Riverside counties; City of Riverside $1.10/$500), FIRPTA and CA Form 593 withholding; estimate only
- [卖房费用和税 / Selling costs & taxes](https://ushome88.com/san-diego-home-selling-costs-taxes): Commission (B&P 10147.5), DTT worked examples, §121 exclusion, CA taxes gains as ordinary income, Form 593 3⅓% and exemptions
- [海外卖房 / Selling from overseas](https://ushome88.com/sell-us-home-from-overseas): Remote signing, acknowledgments abroad (Civ 1183, apostille, China since 2023-11-07), no CA RON yet, FIRPTA 15%/10%/0%, Form 8288-B, ITIN
- [上市前维修 / Pre-listing repairs](https://ushome88.com/pre-listing-repairs-worth-it): Fix-or-skip table, NAR 2025 cost recovery (kitchen 60%, bath 50%, steel door 100%), pre-inspection, staging (NAR 2025)
- [加州卖房披露 / California seller disclosures](https://ushome88.com/california-seller-disclosures): TDS, NHD, Mello-Roos, HOA, lead paint, smoke/CO/water heater, fire hardening, defensible space, Megan’s Law, SPQ, buyer 3/5-day termination right

## 本月房价报告 / Monthly market report
- [10月房价报告 2026 / Market report Oct 2026 data](https://ushome88.com/san-diego-temecula-market-report): NSDCAR Marketwatch Oct 2026 medians for 92130 ($2,382,576, +73.6% YoY, 22 sales), 92127 ($1,778,500, +26.6%, 30 sales), 92129 ($1,275,000, +5.7%, 16 sales); DOM and sale-to-original-list; small-sample caveats; Temecula/Murrieta pending (as of Nov 4, 2026); seller and buyer takeaways

## 豪宅周报 / Luxury market weekly
- [豪宅周报 2026-10-31 / Luxury weekly: Del Mar, Rancho Santa Fe, La Jolla $3M+](https://ushome88.com/del-mar-rsf-la-jolla-luxury-market-report): Redfin median sale price, YoY, median DOM, homes sold and sale-to-list for Del Mar 92014, Rancho Santa Fe 92067/92091 and La Jolla 92037; Realtor.com active $3M+ and price-reduced counts; this week's $3M+ sales, new listings and price cuts at neighborhood level (data read 2026-10-31); buyer/seller takeaways; RSF Covenant explainer

## 投资工具 / Investor tools
- [美国房产投资回报计算器 / U.S. rental investment calculator](https://ushome88.com/us-rental-investment-calculator): client-side calculator for overseas and no-green-card buyers (San Diego / Temecula): monthly cash flow, NOI, cap rate, cash-on-cash, DSCR, break-even rent, 5-year appreciation scenarios; same formulas as the free Excel template (https://ushome88.com/assets/downloads/us-rental-investment-template.xlsx) and example PDF (https://ushome88.com/assets/downloads/us-rental-investment-example.pdf); general notes on foreign-national, DSCR and ITIN loans (no rate quotes) and FIRPTA 15%, CA Form 593, 30% rental withholding vs net election, 1031 basics; example data only

## 新房专题 / New construction
- [Temecula / Murrieta 买新房要注意什么？/ Buying new construction in Temecula & Murrieta](https://ushome88.com/temecula-murrieta-new-construction-homes): register your own buyer’s agent on the first sales-office visit; compare builder preferred-lender incentives with your own Loan Estimate (RESPA 12 CFR 1024.15 affiliated-business disclosure); Mello-Roos Notice of Special Tax before signing with 3-day/5-day cancellation (Gov. Code 53341.5); DRE Public Report (B&P 11018.1); Riverside County supplemental tax bill; lot premiums, upgrades, solar (2025 Energy Code); independent pre-drywall and final inspections, 1-year fit-and-finish warranty (Civ. Code 900), SB 800; new vs resale table

## 买房资金 / Buyer cash to close
- [在圣地亚哥买房，除了首付还要准备多少现金？/ San Diego cash to close](https://ushome88.com/san-diego-buyer-cash-to-close-closing-costs): cash = down payment + buyer closing costs + prepaids/impounds (+ reserves); EMD is credited at closing; Loan Estimate within 3 business days of application, Closing Disclosure 3 business days before closing (CFPB); 2026 FHFA one-unit limits San Diego County $1,104,000, Riverside County $832,750; PMI cancel at 80% / auto 78%; Civil Code 1675 3% liquidated damages; SD County transfer tax $0.55/$500; SD tax deadlines Nov 1/Dec 10, Feb 1/Apr 10; Fannie Mae large deposits (>50% monthly income) and gift letters; IRS Form 3520 for foreign gifts > $100,000; wire-fraud checklist; hypothetical worksheet

## 买房保险 / Buyer home insurance
- [2026年在圣地亚哥/Temecula买房，房屋保险难买吗？山火区怎么办？/ San Diego & Temecula home insurance and wildfire areas](https://ushome88.com/san-diego-temecula-home-insurance-wildfire-guide): CDI: insurance harder to find where insurers see higher-than-average wildfire risk; shop during the inspection/contingency period; insurers use wildfire models, not CAL FIRE FHSZ maps (Moderate/High/Very High, OSFM viewer; SRA maps effective Apr 1, 2024); California FAIR Plan = insurer of last resort (1968, Ins. Code 10090 et seq.), named perils fire/lightning/internal explosion/smoke, max $3,000,000 combined (CDI), pair with a DIC policy; Safer from Wildfires 10 discount steps; lender requires proof of insurance before closing, force-placed insurance 45-day notice (CFPB); condo HOA master policy vs HO-6, loss assessment; earthquake via CEA (deductibles 5%-25%); flood via NFIP (A/V zones mandatory for federally backed loans, $250k/$100k, 30-day wait except at loan closing)

## 自雇贷款文件 / Self-employed mortgage documents
- [自雇或拿1099在加州买房，贷款要准备哪些文件？/ Self-employed or 1099 mortgage documents](https://ushome88.com/self-employed-1099-mortgage-documents): Fannie Mae B3-3.5-01: ≥25% ownership = self-employed; generally 2 years signed federal individual returns (all schedules) and often business returns, or IRS transcripts; 1-year returns allowed if business existed 5 years on Form 1003 and borrower held ≥25% for 5 consecutive years, with Form 1084 (or equivalent) cash-flow analysis; business returns may be waived if 2 years individual returns + personal funds for DP/CC/reserves + same business ≥5 years + rising SE income; W-2 vs 1099 vs Schedule C / K-1 / 1120 / 1120S (B3-3.5-02); CFPB DTI = monthly debts ÷ gross monthly income; Freddie Mac: write-offs can raise DTI; bank-statement Non-QM mentioned as general option with higher down/reserves

## 圣地亚哥 800 万美金以上在售 / San Diego homes over $8M
- [圣地亚哥 800 万美金以上的房子：2026年11月在售精选（公开挂牌信息） / San Diego Homes Over $8 Million: Active Listings Snapshot, Nov 2026 (Public Listing Info)](https://ushome88.com/san-diego-luxury-homes-over-8-million): snapshot of public listing info read 2026-11-05 (Redfin public search, San Diego County, active, > $8,000,000): 132 rows (99 single-family, 3 condos, 23 5+ unit, 7 land), ≈$8.2M–$87.5M; Rancho Santa Fe 32, La Jolla 26, City of San Diego 19, Coronado 14; 12 area-level cards (no addresses) cross-checked active; not an MLS/IDX feed, not auto-updated, verify before acting

## 利率锁定 / Mortgage rate lock
- [加州买房利率锁定怎么选？15/30/45天 / California mortgage rate lock 15/30/45 days](https://ushome88.com/mortgage-rate-lock-15-30-45-days): CFPB: rate lock = lender promise rate will not change between offer and closing IF close in lock window AND application unchanged; unlocked rates can move daily/hourly; typical CFPB examples 30/45/60 days (sometimes longer); NAR industry note: some lenders also offer 15 days; Fed: lock-in ≠ loan commitment; 30–60 days common; longer often costs more; size for settlement + contingencies; LE page 1 shows locked yes/no and until when, but NOT extension cost or cost of different lock lengths; even locked, rate can change if application changes (loan amount, credit, verified income, loan type/down payment, appraisal variance, new credit/missed payments, undocumented overtime/bonus); extensions can be expensive; lock may lock you out of a lower rate if rates fall — ask about float-down in writing