在圣地亚哥买房，除了首付还要准备多少现金？Buying in San Diego: How Much Cash Do You Need Besides the Down Payment?

免费、约1分钟；先看估算结果，再决定是否留联系方式。所有计算均为估算。Free, about a minute; see the estimate before deciding to share contact info. All figures are estimates.

① 首付要多少？先看贷款类型和 2026 年贷款上限① How much down? Loan type and the 2026 loan limits

首付比例取决于贷款类型：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、外国人贷款和投资房通常要求更高首付，以贷款机构书面条件为准。Down payment depends on the loan type: eligible conventional loans can start around 3%–5%, FHA at 3.5%, and VA (eligible service members/veterans) at 0%; jumbo, foreign-national and investment loans usually need more — per the lender’s written terms.

1. 2026 年贷款上限（一套房 one-unit）：按 FHFA 官方县级表，圣地亚哥县 $1,104,000，河滨县（Temecula / Murrieta）$832,750（全国基准）；2–4 单元上限更高。贷款额超过所在县上限，一般就要走 Jumbo 大额贷款。2026 loan limits (one-unit): per FHFA’s official county list, San Diego County $1,104,000 and Riverside County (Temecula/Murrieta) $832,750 (the national baseline); 2–4 unit limits are higher. A loan above your county limit is generally jumbo.
2. 首付不到 20% 的常规贷款通常要付 PMI：按联邦规定，本金按计划降到原房价的 80% 时可书面申请取消，降到 78% 时一般会自动取消（需按时还款；FHA/VA 规则不同）。Under 20% down on a conventional loan usually means PMI: under federal rules you can request cancellation in writing when the balance is scheduled to reach 80% of the original value, and it generally ends automatically at 78% (if current; FHA/VA rules differ).
3. 首付多一点，不一定最好：还要留出过户费、预付款、储备金和搬家后的维修预算；用 Alice 的买房问卷可以先估算月供。More down isn’t always best: keep enough for closing costs, prepaids, reserves and early repairs; estimate your payment first with Alice’s buyer questionnaire.

官方/参考来源：Official sources: FHFA – 2026 conforming loan limits, full county list (San Diego County $1,104,000; Riverside County $832,750; one-unit) · FHFA – Conforming loan limit values for 2026 (news release, Nov 25, 2025) · CFPB – When can I remove private mortgage insurance (PMI)?

加州贷款指南：Jumbo、外国人贷款、DSCR →California mortgage guide: jumbo, foreign national, DSCR → · 无绿卡买房贷款 →Buying without a green card → · 免费估算月供 →Free payment estimate →

② 定金（EMD）：什么时候付、会不会丢？② Earnest money deposit (EMD): when is it paid, can you lose it?

1. 付给谁：出价被接受、开立 Escrow 后，按合同约定的期限电汇到 Escrow 公司（第三方托管），不是付给卖家或经纪人。金额在买卖合同里约定、可以协商。Paid to whom: after acceptance, it is wired to the escrow company (neutral third party) within the contract deadline — not to the seller or an agent. The amount is set in the purchase contract and is negotiable.
2. 过户时抵扣：定金是首付和费用的一部分，过户时从您要付的总额中扣除。Credited at closing: the deposit counts toward your down payment and costs.
3. 什么情况下可能失去：在合同约定的条件期（验房、估价、贷款等）内按程序取消，一般可以退回；解除条件后如果买家违约，定金可能按合同的违约金条款归卖家。加州民法典 §1675 规定：买家自住的 1–4 单元住宅，违约金条款中实际已付金额不超过成交价 3% 时，原则上有效（除非买家证明不合理）；超过 3% 的部分，须由卖方证明合理。When it can be lost: cancelling properly within your contingency periods (inspection, appraisal, loan) normally returns it; after contingencies are removed, a buyer default may let the seller keep it under the liquidated-damages clause. California Civil Code §1675: for an owner-occupied 1–4 unit home, an amount actually paid of up to 3% of the price is presumptively valid as liquidated damages (unless the buyer shows it is unreasonable); above 3%, the seller must show it is reasonable.

官方/参考来源：Official sources: California Civil Code §1675 – liquidated damages on a residential purchase (3% of price)

圣地亚哥买房流程 10 步（条件期与时间线）→10-step San Diego buying process (contingencies & timeline) →

③ 买方过户费用（Closing costs）包括什么？③ What are buyer closing costs?

按 CFPB（美国消费者金融保护局），常见的过户费用包括：估价费、税务服务费、产权保险、政府税费，以及预付款（地税、房屋保险、到第一期月供前的利息）。谁付哪一项由买卖合同和州法决定，有些可以谈由卖方承担。Per the CFPB, common closing costs include appraisal fees, tax service fees, title insurance, government taxes and prepaid items (property taxes, homeowners insurance, interest until the first payment). Who pays what depends on the contract and state law; some items can be negotiated to the seller.

1. 贷款相关：贷款手续费、点数（points）、估价、信用报告等——都列在 Loan Estimate 第 2 页；收到后可以拿两三家贷款机构的 Loan Estimate 同日比较。Loan-related: origination fees, points, appraisal, credit report — all on page 2 of the Loan Estimate; compare two or three lenders’ Loan Estimates on the same day.
2. 产权与 Escrow：Escrow 费、贷款方产权保险（lender’s policy）、文件/公证/记录费，按合同分担。Title & escrow: escrow fee, lender’s title policy, document/notary/recording fees, split per the contract.
3. 县转让税：圣地亚哥县按每 $500 或零头 $0.55（约每 $1,000 $1.10）征收，由谁支付按买卖合同约定。County transfer tax: San Diego County charges $0.55 per $500 or fraction (about $1.10 per $1,000); who pays is set by the purchase contract.
4. 补贴不是免费的：卖家补贴（seller credit）往往伴随更高成交价，贷款方补贴（lender credit）往往伴随更高利率或更大贷款额——要算总账。Credits aren’t free: a seller credit often comes with a higher price, and a lender credit with a higher rate or larger loan — compare the total cost.

官方/参考来源：Official sources: CFPB – What fees are paid at closing and who pays them? · CFPB – What is a Loan Estimate? (within 3 business days of application) · San Diego County Recorder – Documentary transfer tax $0.55 per $500 (RTC 11911)

验房后怎么谈卖家补贴（Seller credit）→Negotiating a seller credit after inspection →

④ 预付款与托管账户（Impound）：为什么过户时要先交地税和保险？④ Prepaids and impound accounts: why taxes and insurance at closing?

1. 托管账户（escrow / impound account）：很多贷款机构要求通过托管账户代缴地税和房屋保险，每月随月供存入；开户时通常要先存入一笔起始金额，所以过户时会看到地税和保险的预付款。Escrow/impound account: many lenders require taxes and insurance to be paid through an escrow account funded with each payment; an initial deposit is usually collected at closing, so you see tax and insurance prepaids.
2. 圣地亚哥县地税缴纳期：第一期 11 月 1 日到期、12 月 10 日后逾期；第二期 2 月 1 日到期、4 月 10 日后逾期（遇周末/假日顺延）。过户时间接近缴税期时，Escrow 可能在过户时代缴当期税款，具体看 Closing Disclosure。San Diego County tax deadlines: 1st installment due Nov 1, delinquent after Dec 10; 2nd due Feb 1, delinquent after Apr 10 (next business day if on a weekend/holiday). Near those dates, escrow may pay the current installment at closing — check your Closing Disclosure.
3. 别忘了补充税单：过户后县政府会按新评估值寄出补充税单（直接寄给业主），这笔钱不在过户现金里，要另外预留。Don’t forget the supplemental tax bill: after closing the county mails a supplemental bill based on the new assessed value (to you, not the lender) — it is not part of cash to close, so budget for it.
4. 房屋保险：过户前须买好并提供给贷款机构；部分地区火险报价差别大，最好在条件期内拿到报价。Homeowners insurance: must be bound before closing; wildfire-area quotes can vary widely, so get quotes during your contingency period.

官方/参考来源：Official sources: CFPB – What is an escrow or impound account? · San Diego County Treasurer-Tax Collector – Secured property tax deadlines

加州地税 · Mello-Roos · HOA · 补充税单详解 →California property tax, Mello-Roos, HOA & supplemental bills →

⑤ 首付资金来源：大额存款、父母赠与、海外汇款⑤ Source of funds: large deposits, parental gifts, money from abroad

1. 大额存款要能说明来源：以 Fannie Mae 常规贷款规则为例，单笔存款超过月合格收入的 50% 算“大额存款”；如果这笔钱要用于首付、过户费或储备金，贷款机构须核实来源（如说明信、卖出资产的证明）。工资、退税、自己账户之间转账等在对账单上能看出来源的，一般不需要另外解释。Large deposits need a paper trail: under Fannie Mae conventional rules, a single deposit over 50% of monthly qualifying income is a “large deposit”; if it is needed for down payment, closing costs or reserves, the lender must document its source (e.g. explanation letter, proof of an asset sale). Payroll, tax refunds and transfers between verified accounts shown on the statement generally need no extra explanation.
2. 父母赠与首付：自住房和二套房可以用亲属赠与的资金；需要赠与人签署赠与信（gift letter），写明金额、无需偿还、赠与人姓名地址电话和关系，并提供资金转账记录。投资房不能用赠与资金（Fannie Mae 规则）。Gifts from parents: allowed for a principal residence or second home from an acceptable donor (relative), with a signed gift letter stating the amount, that no repayment is expected, and the donor’s name, address, phone and relationship, plus evidence of the transfer. Gifts are not allowed on investment properties (Fannie Mae).
3. 海外赠与要申报：美国税务居民在一个纳税年度内从非美国居民个人收到的赠与合计超过 $100,000，需要用 IRS Form 3520 申报（这是申报义务，不等于要交税；逾期可能被罚款）。具体请咨询税务师。Foreign gifts are reportable: a U.S. person who receives more than $100,000 in a tax year from a nonresident alien individual must report it on IRS Form 3520 (a reporting requirement, not a tax; late filing can be penalized). Ask a tax professional.
4. 提前 2 个月准备：贷款机构通常看最近约两个月的银行对账单——首付资金最好提前到位、少做零散转账，跨境汇款保留完整凭证。Prepare ~2 months ahead: lenders typically review about the last two months of statements — move funds early, avoid scattered transfers, and keep full records of cross-border transfers.

官方/参考来源：Official sources: Fannie Mae Selling Guide B3-4.2-02 – Depository accounts / large deposits · Fannie Mae Selling Guide B3-4.3-04 – Personal gifts / gift letter · IRS – Gifts from foreign person (Form 3520, over $100,000 from a nonresident alien)

⑥ 示例：过户时一共要准备多少现金？（假设情形）⑥ Worksheet: how much cash at closing? (hypothetical)

示例为假设情形（illustrative），不是报价，也不代表任何真实房源或市场数据；费用金额请以您自己的 Loan Estimate、Escrow 估算单和买卖合同为准。Hypothetical illustration only — not a quote and not any real listing or market data; use your own Loan Estimate, escrow estimate and purchase contract.

⑦ 打款前一定要电话核实：防范电汇诈骗⑦ Verify by phone before wiring: avoid closing-fund scams

CFPB 和 FBI 提醒：骗子会冒充经纪人、Escrow 或律师发邮件，“临时更改”电汇账户。任何邮件里的打款信息都不要直接照做——用您事先确认过的电话号码，打给 Escrow 和经纪人核对户名和账号；不要用邮件里的电话或链接，不要用邮件发送银行信息。一旦发现打错，立即联系银行要求撤回（wire recall），并向 FBI 网络犯罪中心 ic3.gov 报案。The CFPB and FBI warn that scammers pose as agents, escrow officers or attorneys and email “updated” wiring instructions. Never follow wiring instructions in an email — call escrow and your agent at numbers you confirmed earlier to verify the account name and number; don’t use phone numbers or links in the email, and don’t email financial information. If it happens, call your bank for a wire recall immediately and report it at ic3.gov.

官方/参考来源：Official sources: CFPB – Mortgage closing scams: protect your closing funds

相关阅读：Related: 买房流程 10 步10-step buying process · 圣地亚哥各邮编房价San Diego prices by ZIP · 加州贷款指南California mortgage guide · 圣地亚哥华人经纪 Alice ZouSan Diego Chinese-speaking realtor

常见问题FAQ

免费、约1分钟；先看估算结果，再决定是否留联系方式。所有计算均为估算。Free, about a minute; see the estimate before deciding to share contact info. All figures are estimates.

官方/参考来源：Official sources: FHFA – 2026 conforming loan limits, full county list (San Diego County $1,104,000; Riverside County $832,750; one-unit) · FHFA – Conforming loan limit values for 2026 (news release, Nov 25, 2025) · CFPB – What is a Loan Estimate? (within 3 business days of application) · CFPB – What is a Closing Disclosure? (at least 3 business days before closing) · CFPB – What fees are paid at closing and who pays them? · CFPB – What is an escrow or impound account? · CFPB – When can I remove private mortgage insurance (PMI)? · CFPB – Mortgage closing scams: protect your closing funds · California Civil Code §1675 – liquidated damages on a residential purchase (3% of price) · San Diego County Recorder – Documentary transfer tax $0.55 per $500 (RTC 11911) · San Diego County Treasurer-Tax Collector – Secured property tax deadlines · Fannie Mae Selling Guide B3-4.2-02 – Depository accounts / large deposits · Fannie Mae Selling Guide B3-4.3-04 – Personal gifts / gift letter · IRS – Gifts from foreign person (Form 3520, over $100,000 from a nonresident alien)

免责声明：本文为一般信息，不构成法律、税务或贷款建议，也不是贷款承诺或报价；贷款条件、费用和税费因人因房而异且会变化，请以您的 Loan Estimate、Closing Disclosure、买卖合同、官方税单和律师/税务师意见为准。示例为假设情形。平等住房机会。Disclaimer: general information only — not legal, tax or lending advice, nor a loan commitment or quote; terms, fees and taxes vary and change. Rely on your Loan Estimate, Closing Disclosure, purchase contract, official tax bills and your attorney/tax advisor. Examples are hypothetical. Equal Housing Opportunity.

更新于Updated 2026-11-06 · Alice Zou · 加州房地产经纪人California Real Estate Broker DRE# 02036463 · NMLS# 2664031 · America Home Realty & Investment (Broker #1527469)