圣地亚哥买房常见问题San Diego Real Estate FAQ

Alice Zou（法定姓名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 (legal name 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：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是持牌贷款顾问（MLO，NMLS# 2664031），可帮您比较两种路径的流程与时间线；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. Alice is a licensed MLO (NMLS# 2664031) and can compare the process and timeline of both paths; ask a CPA about tax effects.

官方/参考来源：Official sources: CFPB – Owning a home

简答：可以有选择，但条件不同。部分贷款机构提供面向ITIN持有人或外国人的非标准（Non-QM）贷款项目，通常要求更高首付、不同的收入与资产证明，利率和条款因机构而异。ITIN（个人纳税识别号）由美国国税局（IRS）通过W-7表签发。以上为一般信息，不构成贷款承诺；Alice（MLO，NMLS# 2664031）可根据您的情况说明所需材料。Short answer: options exist, but terms differ. Some lenders offer non-QM programs for ITIN holders or foreign nationals, typically with larger down payments, different income/asset documentation, and rates and terms that vary by lender. An ITIN (Individual Taxpayer Identification Number) is issued by the IRS via Form W-7. This is general information, not a commitment to lend; Alice (MLO, NMLS# 2664031) can explain what documents your situation may require.

官方/参考来源：Official sources: IRS – ITIN

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：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